5339 S Cyan Ln E · St. George, UT 84790

$210,000

7 bd · 8.0 ba · 5,418 sqft · SingleFamily public records · 304 Days on market

Built 2022 4,791 sqft lot $162/mo HOA · 6% 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CO-OWNERSHIP Opportunity in the spectacular Desert Color Community. One 1/12th ownership share available. (30+ days per year of use). This incredible Cedar Pointe Custom Home is 5,373 sq ft and is in close proximity from the sandy beaches surrounding a massive 2.5 acre Lagoon. This innovative three-level concept is appointed at every turn with premium features including a Private Pool, a Gourmet Kitchen, 5 Bedrooms each with a full ensuite bathrooms, and 2 separate Bunk Rooms with combined beds for 40+ people. Your friends a In the heart of Desert Color, Southern Utah's master-planned vacation community, the activity options are virtually endless. Swim, kayak, or paddleboard in the crystal clear Lagoon. Discover Walking and Biking trails traversing Tennis and Pickleball courts throughout the development. Explore the clubhouse wellness facilities, local shopping and dining, or take your swings at the Big Shots Golf and Culinary Experience a short walk away. With Savvy's innovative Co-Ownership model, you can own from 1/12th up to 1/2th of this incredible asset for a fraction of the full purchase price. With interiors crafted by our award winning design team, every home experience comes fully furnished with worry-free property management and concierge service. This project is currently in active construction and features premium materials, finishes, and appliances. The pictures are for illustration only. Stake your claim to this turnkey vacation experience and enjoy it with family and friends for generations to come. Square footage figures are provided as a courtesy estimate only and were obtained from builder. Buyer is advised to obtain an independent measurement. For more info, photos and video contact our Listing Agent. Monthly maintenance fees are estimated at $539.

Key facts

• Private pool
• Private roofdeck
• Party deck

Tags

• PRIVATE ROOFDECK
• PRIVATE POOL
• GOURMET KITCHEN
• MASSIVE LAGOON
• PARTY DECK
• BUILT-IN FIREPIT

Property features AI

Finance

• Other: Private gunite in-ground pool with spa, fenced
• HOA & community: Homeowners association with quarterly fee; Quarterly association fee; Community clubhouse; Association amenities include barbecue, biking trails, management, playground, pool and spa/hot tub

Exterior

• Parking: Attached garage; Garage with 3 covered parking spaces (3 total spaces)
• Security: Window coverings
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water
• Home design: Two-story single-family home; Single level living accessibility; Built/standing construction; Stone and stucco exterior; Flat roof; Fractional ownership
• Construction: Stone and stucco construction; Flat roof; Slab foundation; Built/standing (existing)
• Exterior features: Double-pane windows; Open patio; Fully fenced yard; Manual full sprinkler system; Sidewalks; Paved road; Mountain, red rock and water views

Interior

• Kitchen: Gas oven/range (built-in); Microwave; Range hood; Refrigerator; Granite countertops
• Bedrooms: 2 main-level bedrooms; Primary bedroom located on 1st and 2nd floors
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 8 full bathrooms; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Forced air heating; Gas central heating; Hot water heating; Central air conditioning
• Interior features: Primary bath; Walk-in closet; Garbage disposal; French doors; Gas log fireplace in great room; Built-in gas range/oven; Granite countertops
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 7-bed/8.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% 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; solid renter incomes; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent runs 34% 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 $6k 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 304 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 6.8

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-14,171
• Equity at exit: $31,312

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-4,674
• Equity at exit: $18,157

Cash invested: $58,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,574 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$162
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $420

Break-even live

Break-even rent $2,042

Max offer price $210,000

Occupancy floor 79%

Sensitivity live

Price	-10% $566	-5% $493	+0% $420	+5% $348	+10% $275
Rent	-10% $217	-5% $319	+0% $420	+5% $522	+10% $624
Rate	-1.0pp $526	-0.5pp $474	base $420	+0.5pp $366	+1.0pp $311

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $162 · $1,944/yr
• Likely covers: pooldoorman

Listing history 27 events

1. 2026-06-19
   days on market $210,000 Active 304 DOM
2. 2026-06-18
   days on market $210,000 Active 303 DOM
3. 2026-06-17
   days on market $210,000 Active 302 DOM
4. 2026-06-16
   days on market $210,000 Active 301 DOM
5. 2026-06-15
   days on market $210,000 Active 300 DOM
6. 2026-06-14
   days on market $210,000 Active 298 DOM
7. 2026-06-13
   days on market $210,000 Active 297 DOM
8. 2026-06-10
   days on market $210,000 Active 295 DOM
9. 2026-06-09
   days on market $210,000 Active 294 DOM
10. 2026-06-08
    days on market $210,000 Active 293 DOM
11. 2026-06-07
    days on market $210,000 Active 292 DOM
12. 2026-06-05
    days on market $210,000 Active 289 DOM
13. 2026-06-02
    days on market $210,000 Active 287 DOM
14. 2026-06-01
    days on market $210,000 Active 286 DOM
15. 2026-05-31
    days on market $210,000 Active 285 DOM
16. 2026-05-30
    days on market $210,000 Active 284 DOM
17. 2026-05-07
    price $210,000

    Show marketing remark (1798 chars)

    CO-OWNERSHIP Opportunity in the spectacular Desert Color Community. One 1/12th ownership share available. (30+ days per year of use). This incredible Cedar Pointe Custom Home is 5,373 sq ft and is in close proximity from the sandy beaches surrounding a massive 2.5 acre Lagoon. This innovative three-level concept is appointed at every turn with premium features including a Private Pool, a Gourmet Kitchen, 5 Bedrooms each with a full ensuite bathrooms, and 2 separate Bunk Rooms with combined beds for 40+ people. Your friends a In the heart of Desert Color, Southern Utah's master-planned vacation community, the activity options are virtually endless. Swim, kayak, or paddleboard in the crystal clear Lagoon. Discover Walking and Biking trails traversing Tennis and Pickleball courts throughout the development. Explore the clubhouse wellness facilities, local shopping and dining, or take your swings at the Big Shots Golf and Culinary Experience a short walk away. With Savvy's innovative Co-Ownership model, you can own from 1/12th up to 1/2th of this incredible asset for a fraction of the full purchase price. With interiors crafted by our award winning design team, every home experience comes fully furnished with worry-free property management and concierge service. This project is currently in active construction and features premium materials, finishes, and appliances. The pictures are for illustration only. Stake your claim to this turnkey vacation experience and enjoy it with family and friends for generations to come. Square footage figures are provided as a courtesy estimate only and were obtained from builder. Buyer is advised to obtain an independent measurement. For more info, photos and video contact our Listing Agent. Monthly maintenance fees are estimated at $539.

18. 2026-05-07
    price $210,000 1798-char remark

    Show marketing remark (1798 chars)

    CO-OWNERSHIP Opportunity in the spectacular Desert Color Community. One 1/12th ownership share available. (30+ days per year of use). This incredible Cedar Pointe Custom Home is 5,373 sq ft and is in close proximity from the sandy beaches surrounding a massive 2.5 acre Lagoon. This innovative three-level concept is appointed at every turn with premium features including a Private Pool, a Gourmet Kitchen, 5 Bedrooms each with a full ensuite bathrooms, and 2 separate Bunk Rooms with combined beds for 40+ people. Your friends a In the heart of Desert Color, Southern Utah's master-planned vacation community, the activity options are virtually endless. Swim, kayak, or paddleboard in the crystal clear Lagoon. Discover Walking and Biking trails traversing Tennis and Pickleball courts throughout the development. Explore the clubhouse wellness facilities, local shopping and dining, or take your swings at the Big Shots Golf and Culinary Experience a short walk away. With Savvy's innovative Co-Ownership model, you can own from 1/12th up to 1/2th of this incredible asset for a fraction of the full purchase price. With interiors crafted by our award winning design team, every home experience comes fully furnished with worry-free property management and concierge service. This project is currently in active construction and features premium materials, finishes, and appliances. The pictures are for illustration only. Stake your claim to this turnkey vacation experience and enjoy it with family and friends for generations to come. Square footage figures are provided as a courtesy estimate only and were obtained from builder. Buyer is advised to obtain an independent measurement. For more info, photos and video contact our Listing Agent. Monthly maintenance fees are estimated at $539.

19. 2025-08-19
    listed $235,000 Active

    Show marketing remark (1798 chars)

    CO-OWNERSHIP Opportunity in the spectacular Desert Color Community. One 1/12th ownership share available. (30+ days per year of use). This incredible Cedar Pointe Custom Home is 5,373 sq ft and is in close proximity from the sandy beaches surrounding a massive 2.5 acre Lagoon. This innovative three-level concept is appointed at every turn with premium features including a Private Pool, a Gourmet Kitchen, 5 Bedrooms each with a full ensuite bathrooms, and 2 separate Bunk Rooms with combined beds for 40+ people. Your friends a In the heart of Desert Color, Southern Utah's master-planned vacation community, the activity options are virtually endless. Swim, kayak, or paddleboard in the crystal clear Lagoon. Discover Walking and Biking trails traversing Tennis and Pickleball courts throughout the development. Explore the clubhouse wellness facilities, local shopping and dining, or take your swings at the Big Shots Golf and Culinary Experience a short walk away. With Savvy's innovative Co-Ownership model, you can own from 1/12th up to 1/2th of this incredible asset for a fraction of the full purchase price. With interiors crafted by our award winning design team, every home experience comes fully furnished with worry-free property management and concierge service. This project is currently in active construction and features premium materials, finishes, and appliances. The pictures are for illustration only. Stake your claim to this turnkey vacation experience and enjoy it with family and friends for generations to come. Square footage figures are provided as a courtesy estimate only and were obtained from builder. Buyer is advised to obtain an independent measurement. For more info, photos and video contact our Listing Agent. Monthly maintenance fees are estimated at $539.

20. 2025-08-19
    listed $235,000 Active 1798-char remark

    Show marketing remark (1798 chars)

    CO-OWNERSHIP Opportunity in the spectacular Desert Color Community. One 1/12th ownership share available. (30+ days per year of use). This incredible Cedar Pointe Custom Home is 5,373 sq ft and is in close proximity from the sandy beaches surrounding a massive 2.5 acre Lagoon. This innovative three-level concept is appointed at every turn with premium features including a Private Pool, a Gourmet Kitchen, 5 Bedrooms each with a full ensuite bathrooms, and 2 separate Bunk Rooms with combined beds for 40+ people. Your friends a In the heart of Desert Color, Southern Utah's master-planned vacation community, the activity options are virtually endless. Swim, kayak, or paddleboard in the crystal clear Lagoon. Discover Walking and Biking trails traversing Tennis and Pickleball courts throughout the development. Explore the clubhouse wellness facilities, local shopping and dining, or take your swings at the Big Shots Golf and Culinary Experience a short walk away. With Savvy's innovative Co-Ownership model, you can own from 1/12th up to 1/2th of this incredible asset for a fraction of the full purchase price. With interiors crafted by our award winning design team, every home experience comes fully furnished with worry-free property management and concierge service. This project is currently in active construction and features premium materials, finishes, and appliances. The pictures are for illustration only. Stake your claim to this turnkey vacation experience and enjoy it with family and friends for generations to come. Square footage figures are provided as a courtesy estimate only and were obtained from builder. Buyer is advised to obtain an independent measurement. For more info, photos and video contact our Listing Agent. Monthly maintenance fees are estimated at $539.

21. 2025-03-04
    historical
22. 2024-08-06
    price $249,000
23. 2024-08-06
    price $249,000
24. 2024-05-14
    listed $269,000 Active
25. 2022-05-23
    historical
26. 2022-02-04
    soldstatus
27. 2021-10-22
    listed $232,456 Active

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $30,891
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − HOA: −$1,944
• − Depreciation: −$6,109
• Taxable income: $1,932
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $4,581/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): 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

-9.7% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $210,000 WFRMLS
• 2026-05-07 Price Changed $210,000 WCBOR
• 2025-08-19 Listed $235,000 WFRMLS
• 2025-08-19 Listed $235,000 WCBOR
• 2025-03-04 Listing Removed — WFRMLS
• 2024-08-06 Price Changed $249,000 WCBOR
• 2024-08-06 Price Changed $249,000 WFRMLS
• 2024-05-14 Listed $269,000 WFRMLS
• 2022-05-23 Listing Removed — WFRMLS
• 2022-02-04 Sold (Public Records) — Public Records
• 2021-10-22 Listed $232,456 WFRMLS

Property tax history

+88.8%/yr

Latest (2025): $13,261 · -9.0% YoY. Source: county tax records.