1845 W Canyon View Dr #1206 · St. George, UT 84770

$59,000

2 bd · 2.0 ba · 1,142 sqft · Condo public records · 70 Days on market

Built 1997 $110/mo HOA · 6% of rent ↓ 21% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Most affordable fractional in Washington County! Enjoy 1/8 (44 days annually) at beautiful Las Palmas resort in St. George. Unit 1206 is ideally located with the back patio just steps from the waterfall pool. Owners have made special modifications in the home to fit a primary bedroom king, 3 full size queen beds and a Murphy bed fitting up to 10 in beds. The most affordable way to enjoy St. George sunshine. Call today for a showing!

Key facts

• Waterfall pool
• Back patio
• Garage

Tags

• WATERFALL POOL
• BACK PATIO

Property features AI

Finance

• Other: Property listed by Real Estate Essentials (St Geo)
• HOA & community: Homeowners association with a $110 monthly fee

Exterior

• Parking: Garage with 1 car space
• Utilities: Cable available; Electricity available; Sewer available; Natural gas connected
• Home design: Single-story residential property; Located in LAS PALMAS RESORT CONDOS subdivision
• Construction: Stucco construction; Slab foundation; Built as a residential property
• Exterior features: Tile roof

Interior

• Bedrooms: Total of 7 rooms (bedrooms counted within total rooms; specific bedroom counts not provided)
• Heating & cooling: Heat pump; Has heating; Has cooling
• Interior features: Heat pump; Central heating and cooling

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $59k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Washington District (urban): math 42% / reading 45% proficiency, ranked #37 of 80 in UT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 777 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.12% ✓
• Cap rate: 22.93%
• Cash-on-cash: 59.42%
• DSCR: 3.64
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: 57.4%
• Equity multiple: 3.52×
• Total profit: $41,639
• Equity at exit: $8,797

10-year hold

• IRR: 62.1%
• Equity multiple: 7.03×
• Total profit: $99,696
• Equity at exit: $5,101

Cash invested: $16,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 86 Strongly Landlord-Friendly
• State Utah: 86 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

3-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 84770

• Rents YoY: 2.4%
• Active inventory: 777
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$25
• HOA: −$110
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $818

Break-even live

Break-even rent $802

Max offer price $59,000

Occupancy floor 50%

Sensitivity live

Price	-10% $851	-5% $835	+0% $818	+5% $801	+10% $785
Rent	-10% $673	-5% $745	+0% $818	+5% $891	+10% $963
Rate	-1.0pp $848	-0.5pp $833	base $818	+0.5pp $803	+1.0pp $787

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1845 W Canyon View Dr Saint George, UT	1.0	1.0	881	$1,550	$1.76	22d	1	0.14mi
1111 Gap Canyon Pkwy Unit S201 St. George, UT	3.0	3.0	1487	$2,700	$1.82	14d	1	0.26mi
1366 W Indian Hills Dr Saint George, UT	2.0–3.0	2.0–2.5	1125	$1,425	$1.27	22d	6	1.15mi

HOA detail condo

• Monthly dues: $110 · $1,320/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-19
   days on market $59,000 Active 70 DOM
2. 2026-06-18
   days on market $59,000 Active 69 DOM
3. 2026-06-17
   days on market $59,000 Active 68 DOM
4. 2026-06-16
   days on market $59,000 Active 67 DOM
5. 2026-06-15
   days on market $59,000 Active 66 DOM
6. 2026-06-14
   days on market $59,000 Active 64 DOM
7. 2026-06-13
   days on market $59,000 Active 63 DOM
8. 2026-06-10
   days on market $59,000 Active 61 DOM
9. 2026-06-09
   days on market $59,000 Active 60 DOM
10. 2026-06-08
    days on market $59,000 Active 59 DOM
11. 2026-06-07
    days on market $59,000 Active 58 DOM
12. 2026-06-05
    days on market $59,000 Active 55 DOM
13. 2026-06-02
    days on market $59,000 Active 53 DOM
14. 2026-06-01
    days on market $59,000 Active 52 DOM
15. 2026-05-31
    days on market $59,000 Active 51 DOM
16. 2026-05-30
    days on market $59,000 Active 50 DOM
17. 2026-04-10
    listed $59,000 Active
18. 2024-01-01
    historical
19. 2023-10-09
    price $70,000
20. 2023-05-16
    listed $75,000 Active
21. 2021-10-25
    soldstatus
22. 2006-09-19
    soldstatus
23. 2006-03-24
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $2,279 · $190/mo
• Projected year-2 tax: $2,279 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥105°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,055
• − Mortgage interest: −$3,305
• − Property taxes: −$2,279
• − Insurance: −$295
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$1,320
• − Depreciation: −$1,716
• Taxable income: $9,610
• Est. tax owed @ 24.0%: −$2,306
• After-tax cash flow: $7,510/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Washington District
• NCES district ID: 4901140
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $50,861
• Composite: 37.47/100
• National rank: #4408
• State rank: #37 of 80 in UT

Livability — St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. George, UT
• County: Washington County · 179,216 people
• City population: 101,579
• Metro: St. George, UT
• Population (ZIP): 48,397
• Household income: $70,024
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1605.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 193,324 people
• By 2030: 211,699 · +9.5%
• By 2040: 246,449 · +27.5%
• By 2050: 278,447 · +44.0%
• By 2075: 342,734 · +77.3%
• By 2100: 382,815 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 6% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 8% Slovak 4% Scottish 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+52.3) · D 23.0% · R 75.2% · Other 1.8%
• 2008→2024 swing: +1.2pp toward D · 2008: -53.5pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+51.7 2016: R+52.1 2012: R+67.0 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -356.86%
• Current HPI: 234.9418
• Rent YoY: ▲ 2.42%
• Metro: St. George, UT
• State GDP YoY: ▲ 3.54%
• F500 in state: 2

Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Price history

-21.3% since first listed

7 events — show timeline

• 2026-04-10 Listed $59,000 WCBOR
• 2024-01-01 Listing Removed — WFRMLS
• 2023-10-09 Price Changed $70,000 WFRMLS
• 2023-05-16 Listed $75,000 WFRMLS
• 2021-10-25 Sold (Public Records) — Public Records
• 2006-09-19 Sold (Public Records) — Public Records
• 2006-03-24 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,279 · -10.5% YoY. Source: county tax records.