5398 S Aquamarine Ln · St. George, UT 84790

$179,900

4 bd · 5.0 ba · 2,248 sqft · Townhouse public records · 44 Days on market

Built 2023 Excellent condition 435 sqft lot $52/mo HOA · 2% of rent ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +25.7/30.0
• 1% rule +8.7/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This townhome is being sold in 1/8th Ownership. You now have the ability to Co-own a 4 bedroom 4.5 bathroom townhome complete with all luxury furnishings/decor, a balcony hot tub and at a fraction of the price!!! Offset your cost of luxury ownership by 87% with other owners. This home is also approved for Nightly Rental! Get ready to enjoy vacation time or rent-it out nightly at one of Southern Utah's most incredible communities. And yes, they seriously built a 2.5 acre swimming pool and surrounded it by white sands and palm trees! If you haven't checked out an Ember Home yet or the Desert Color community, you are missing out! Call for more details about the Co-Ownership model, and the home itself. We believe in low pressure, and high education.

Key facts

• $52 HOA
• Garage
• Community pool

Tags

• 2.5 ACRE SWIMMING POOL
• APPROVED FOR NIGHTLY RENTAL

Property features AI

Finance

• Other: Zoned single-family with short-term rental allowed; Subdivision: DESERT COLOR RESORT PH 5
• HOA & community: Homeowners association with a monthly fee of $52; HOA fee includes gas paid; Community amenities: pool, biking trails, fire pit, management; pets not permitted

Exterior

• Parking: Attached garage; Garage with one covered parking space (total 1 parking space)
• Security: Gated community (HOA amenity)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (public) water
• Home design: Townhouse (row-mid); Built/standing condition; Faces west; Fractional ownership; Used as residential
• Construction: Stone and stucco construction; Flat roof; Slab foundation; Built/standing
• Exterior features: Balcony; Covered deck; Open patio; Sliding glass doors; Outdoor lighting; Spa; Mountain and Red Rock views; Road paved with sidewalks; Automatic partial sprinkler and drip irrigation; Landscaping: full and xeriscaped

Interior

• Kitchen: Wall oven; Gas oven; Countertop range; Gas range
• Bedrooms: One main-level bedroom; Primary bedroom located on 1st and 2nd floors
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom; Three three-quarter bathrooms; One partial/half bathroom
• Heating & cooling: Forced-air heating; Gas central heating; Hot water heating; Central air conditioning
• Interior features: Primary bathroom; Wall oven and gas oven options; Countertop range and gas range; Blinds on windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath townhouse listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Desert Hills High (math 47% / reading 58%, grade C-, #22 of 171 statewide, top 13%, 1,210 students, 15% FRL) — zoned schools average 15% FRL vs 36% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 976 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent runs 33% of the median local income ($91k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 3.0% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.84×
• Total profit: $-8,139
• Equity at exit: $26,824

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $2,995
• Equity at exit: $15,554

Cash invested: $50,372 (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 84790

• Rents YoY: 0.2%
• Active inventory: 976
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,470 high
• Mortgage (P&I): −$943
• Tax from tax record: −$448 /mo · $5,374/yr
• Insurance: −$75
• HOA: −$52
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $433

Break-even live

Break-even rent $1,922

Max offer price $179,900

Occupancy floor 77%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 W Rosa Ln Saint George, UT	3.0	2.5	1628	$2,400	$1.47	13d	1	0.36mi
767 W Scarlet Hill Dr Saint George, UT	3.0	2.5	2155	$2,395	$1.11	20d	1	0.47mi
667 W Desert Poppy Ln Saint George, UT	3.0	3.0	1865	$2,200	$1.18	20d	1	0.57mi
6134 Snead Cir Saint George, UT	3.0	3.0	1799	$2,300	$1.28	20d	1	0.98mi
1806 W Sunstar Dr Saint George, UT	3.0	2.0	1509	$2,100	$1.39	20d	1	1.27mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-19
   days on market $179,900 Active 44 DOM
2. 2026-06-18
   days on market $179,900 Active 43 DOM
3. 2026-06-17
   days on market $179,900 Active 42 DOM
4. 2026-06-16
   days on market $179,900 Active 41 DOM
5. 2026-06-15
   days on market $179,900 Active 40 DOM
6. 2026-06-14
   days on market $179,900 Active 38 DOM
7. 2026-06-13
   days on market $179,900 Active 37 DOM
8. 2026-06-10
   days on market $179,900 Active 35 DOM
9. 2026-06-09
   days on market $179,900 Active 34 DOM
10. 2026-06-08
    days on market $179,900 Active 33 DOM
11. 2026-06-07
    days on market $179,900 Active 32 DOM
12. 2026-06-05
    days on market $179,900 Active 29 DOM
13. 2026-06-02
    days on market $179,900 Active 27 DOM
14. 2026-06-01
    days on market $179,900 Active 26 DOM
15. 2026-05-31
    days on market $179,900 Active 25 DOM
16. 2026-05-30
    days on market $179,900 Active 24 DOM
17. 2026-05-07
    price $179,900 755-char remark

    Show marketing remark (755 chars)

    This townhome is being sold in 1/8th Ownership. You now have the ability to Co-own a 4 bedroom 4.5 bathroom townhome complete with all luxury furnishings/decor, a balcony hot tub and at a fraction of the price!!! Offset your cost of luxury ownership by 87% with other owners. This home is also approved for Nightly Rental! Get ready to enjoy vacation time or rent-it out nightly at one of Southern Utah's most incredible communities. And yes, they seriously built a 2.5 acre swimming pool and surrounded it by white sands and palm trees! If you haven't checked out an Ember Home yet or the Desert Color community, you are missing out! Call for more details about the Co-Ownership model, and the home itself. We believe in low pressure, and high education.

18. 2026-05-07
    listed $179,900 Active

    Show marketing remark (755 chars)

    This townhome is being sold in 1/8th Ownership. You now have the ability to Co-own a 4 bedroom 4.5 bathroom townhome complete with all luxury furnishings/decor, a balcony hot tub and at a fraction of the price!!! Offset your cost of luxury ownership by 87% with other owners. This home is also approved for Nightly Rental! Get ready to enjoy vacation time or rent-it out nightly at one of Southern Utah's most incredible communities. And yes, they seriously built a 2.5 acre swimming pool and surrounded it by white sands and palm trees! If you haven't checked out an Ember Home yet or the Desert Color community, you are missing out! Call for more details about the Co-Ownership model, and the home itself. We believe in low pressure, and high education.

19. 2026-02-08
    historical
20. 2025-02-19
    listed $199,900 Active
21. 2025-02-14
    listed $199,900 Active 755-char remark

    Show marketing remark (755 chars)

    This townhome is being sold in 1/8th Ownership. You now have the ability to Co-own a 4 bedroom 4.5 bathroom townhome complete with all luxury furnishings/decor, a balcony hot tub and at a fraction of the price!!! Offset your cost of luxury ownership by 87% with other owners. This home is also approved for Nightly Rental! Get ready to enjoy vacation time or rent-it out nightly at one of Southern Utah's most incredible communities. And yes, they seriously built a 2.5 acre swimming pool and surrounded it by white sands and palm trees! If you haven't checked out an Ember Home yet or the Desert Color community, you are missing out! Call for more details about the Co-Ownership model, and the home itself. We believe in low pressure, and high education.

ⓘ 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: $5,374 · $448/mo
• Projected year-2 tax: $5,374 · $448/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 7 d/yr ≥104°F today · 19 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: $29,638
• − Mortgage interest: −$10,077
• − Property taxes: −$5,374
• − Insurance: −$900
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − HOA: −$624
• − Depreciation: −$5,233
• Taxable income: $2,688
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $4,550/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This modern townhome in a desirable community is in excellent condition with no visible repairs needed. It offers a great investment opportunity with potential for both resale and rental value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Landscaping maintenance — Keeps the property looking its best

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping maintenance — Keeps the property looking its best ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 55,892
• Household income: $91,054
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1359.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 89% English-only · Spanish 8% Other Asian/Pacific 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: ▼ -210.13%
• Current HPI: 218.2317
• Rent YoY: ▲ 0.20%
• 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

-10.0% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $179,900 WCBOR
• 2026-05-07 Listed $179,900 WFRMLS
• 2026-02-08 Listing Removed — WFRMLS
• 2025-02-19 Listed $199,900 WFRMLS
• 2025-02-14 Listed $199,900 WCBOR

Property tax history

+107.1%/yr

Latest (2025): $5,374 · -11.4% YoY. Source: county tax records.