55 E Spring Dr · Toquerville, UT 84774

$429,900

4 bd · 2.0 ba · 1,599 sqft · SingleFamily public records · 33 Days on market

Built 1996 0.28 ac lot

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Why this score? — see what drove the D+ 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 +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled and move-in ready, this 1,599 sq ft home in Toquerville offers 4 bedrooms and 2 bathrooms with amazing views front and back. The property features a brand-new HVAC system with newly converted central A/C, a new roof, and modern finishes that provide both comfort and peace of mind. Situated on a rare creekside lot, Ash Creek runs directly behind your backyard, creating a private, tranquil setting complemented by mature fruit trees. The outdoor space is further enhanced with paid irrigation, making landscaping both efficient and low maintenance. There's ample room for all your recreational needs with RV parking and hookups. Conveniently located just 2 minutes from I-15, this home provides quick access to some of Southern Utah's most sought-after destinations. You're approximately 25 minutes from Cedar Breaks, Zion National Park, Toquerville Falls, Sand Hollow, and the shopping, dining, and amenities of St. George. This property combines modern upgrades, natural beauty, and an unbeatable location--ideal for full-time living, a second home, or an investment opportunity. ''Information deemed reliable, however buyer to verify all information, including utilities, rental restrictions, and HOA information if applicable. ''

Key facts

• Remodeled
• Mature fruit trees
• Paid irrigation

Tags

• REMODELED
• NEW HVAC SYSTEM
• NEW ROOF
• CREEKSIDE LOT
• MATURE FRUIT TREES
• PAID IRRIGATION

Property features AI

Exterior

• Parking: One covered parking space; Four open parking spaces; Total of 5 parking spaces; RV parking available
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Water (culinary) connected; Private sewer connected
• Home design: Rambler/Ranch style; Faces east; Single-family home
• Construction: Built in 1996; Aluminum exterior; Tar and gravel roof; Blt./Standing condition
• Exterior features: Paved road access; Mountain view; Drip irrigation (automatic, full); Fruit trees and full landscaping; Stream on property

Interior

• Kitchen: Updated kitchen appliances including microwave and range hood; Range/oven (free-standing); Disposal
• Bedrooms: Four bedrooms on the main level; Primary bedroom on the 1st floor
• Bathrooms: Two full bathrooms
• Interior features: Updated kitchen; Separate tub and shower; Disposal; Range/oven (free-standing); Ceiling fan; Fire alarm; Blinds; Fireplace insert; Window coverings
• Laundry & utility: Washer and dryer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $1 ($7/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (23.2% below list).
• Recommended offer: $330k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#131 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, cost of living F.
• 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.
• Zoned schools: Laverkin School (math 37% / reading 47%, grade F, #287 of 585 statewide, top 52%, 411 students, 54% FRL); Tonaquint Intermediate (math 31% / reading 38%, grade F, #96 of 138 statewide, top 69%, 735 students, 42% FRL).
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k appreciation (10.0% local appreciation)).
• Washington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $120k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $330,000 (23.2% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.94×
• Total profit: $233,995
• Equity at exit: $387,288

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $688,704
• Equity at exit: $835,201

Cash invested: $120,372 (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 84774

• Home prices YoY: 6.0%
• Active inventory: 49
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$2,254
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $1

Break-even live

Break-even rent $3,299

Max offer price $429,900

Occupancy floor 95%

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 W Lake Ln Toquerville, UT	4.0	2.0	2119	$3,300	$1.56	21d	1	1.44mi

Listing history 17 events

1. 2026-06-05
   statusdays on market $429,900 Under Contract 33 DOM
2. 2026-06-02
   days on market $429,900 Active 32 DOM
3. 2026-06-01
   days on market $429,900 Active 31 DOM
4. 2026-05-31
   days on market $429,900 Active 30 DOM
5. 2026-05-30
   days on market $429,900 Active 29 DOM
6. 2026-05-09
   historical $2,500
7. 2026-05-01
   listed $429,900 Active

   Show marketing remark (1255 chars)

   Completely remodeled and move-in ready, this 1,599 sq ft home in Toquerville offers 4 bedrooms and 2 bathrooms with amazing views front and back. The property features a brand-new HVAC system with newly converted central A/C, a new roof, and modern finishes that provide both comfort and peace of mind. Situated on a rare creekside lot, Ash Creek runs directly behind your backyard, creating a private, tranquil setting complemented by mature fruit trees. The outdoor space is further enhanced with paid irrigation, making landscaping both efficient and low maintenance. There's ample room for all your recreational needs with RV parking and hookups. Conveniently located just 2 minutes from I-15, this home provides quick access to some of Southern Utah's most sought-after destinations. You're approximately 25 minutes from Cedar Breaks, Zion National Park, Toquerville Falls, Sand Hollow, and the shopping, dining, and amenities of St. George. This property combines modern upgrades, natural beauty, and an unbeatable location--ideal for full-time living, a second home, or an investment opportunity. ''Information deemed reliable, however buyer to verify all information, including utilities, rental restrictions, and HOA information if applicable. ''

8. 2026-05-01
   listed $429,900 Active 1255-char remark

   Show marketing remark (1255 chars)

   Completely remodeled and move-in ready, this 1,599 sq ft home in Toquerville offers 4 bedrooms and 2 bathrooms with amazing views front and back. The property features a brand-new HVAC system with newly converted central A/C, a new roof, and modern finishes that provide both comfort and peace of mind. Situated on a rare creekside lot, Ash Creek runs directly behind your backyard, creating a private, tranquil setting complemented by mature fruit trees. The outdoor space is further enhanced with paid irrigation, making landscaping both efficient and low maintenance. There's ample room for all your recreational needs with RV parking and hookups. Conveniently located just 2 minutes from I-15, this home provides quick access to some of Southern Utah's most sought-after destinations. You're approximately 25 minutes from Cedar Breaks, Zion National Park, Toquerville Falls, Sand Hollow, and the shopping, dining, and amenities of St. George. This property combines modern upgrades, natural beauty, and an unbeatable location--ideal for full-time living, a second home, or an investment opportunity. ''Information deemed reliable, however buyer to verify all information, including utilities, rental restrictions, and HOA information if applicable. ''

9. 2026-04-08
   listed $2,500
10. 2024-12-23
    soldstatus
11. 2024-09-14
    historical $2,300
12. 2024-08-27
    price $2,300
13. 2024-08-22
    listed $2,500
14. 2024-07-30
    soldstatus
15. 2024-06-10
    price $397,000
16. 2024-05-23
    price $439,000
17. 2024-04-30
    price $489,000

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,837 · $236/mo
• Expected delta: +$763/yr (+$64/mo · 36.8%)

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

Taxation est. · year 1

• Rental income: $39,600
• − Mortgage interest: −$24,081
• − Property taxes: −$2,075
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$12,506
• Taxable loss: −$7,547
• Est. tax savings @ 24.0%: +$1,811
• After-tax cash flow: $1,818/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 — Toquerville

• Score: 67/100
• State rank: #131
• US rank: #10811

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toquerville, UT
• City population: 2,115
• Population (ZIP): 2,115

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 7% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scottish 6% Serbian 5% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% Other Indo-European 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: ▲ 21.68%
• Current HPI: 382.97
• Rent YoY: —
• Metro: —
• 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

-99.5% since first listed

12 events — show timeline

• 2026-05-09 Rental Removed $2,500 Avail
• 2026-05-01 Listed $429,900 WFRMLS
• 2026-05-01 Listed $429,900 WCBOR
• 2026-04-08 Listed for Rent $2,500 Avail
• 2024-12-23 Sold (Public Records) — Public Records
• 2024-09-14 Rental Removed $2,300 Avail
• 2024-08-27 Price Changed $2,300 Avail
• 2024-08-22 Listed for Rent $2,500 Avail
• 2024-07-30 Sold (Public Records) — Public Records
• 2024-06-10 Price Changed $397,000 WCBOR
• 2024-05-23 Price Changed $439,000 WCBOR
• 2024-04-30 Price Changed $489,000 WCBOR

Property tax history

+8.7%/yr

Latest (2025): $2,075 · +10.1% YoY. Source: county tax records.