73 N 3950 W · Hurricane, UT 84737

$255,000

3 bd · 2.0 ba · 1,552 sqft · Manufactured public records · 94 Days on market

Built 1993 6,534 sqft lot $80/mo HOA · 4% of rent

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,534 sq ft lot
• Garage
• Built 1993

Property features AI

Finance

• HOA & community: Homeowners association with clubhouse; Monthly HOA fee of $80 (includes water); Senior community; Located in Lava Bluff Mobile Home Park

Exterior

• Parking: Attached garage (1 space); Carport (1 space)
• Utilities: Sewer available; Electricity connected; Natural gas connected
• Home design: Mobile home (owned lot); Single-story
• Construction: Masonite siding; Asphalt roof; Built as a single-story structure
• Exterior features: Deck; Property has a view; Level lot; Located on a cul-de-sac; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Oven; Refrigerator
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating
• Interior features: Walk-in closet(s); 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $59 ($711/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 $213k (16.5% below list).
• Recommended offer: $213k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#163 in UT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: amenities F, commute F, health & safety 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: Desert Canyons Elementary (510 students, 18% FRL); Hurricane Intermediate (math 39% / reading 47%, grade F, #273 of 585 statewide, top 47%, 784 students, 38% FRL); Hurricane High (math 23% / reading 53%, 1,201 students, 30% FRL).
• Market conditions: Rents rising (+2.7%/yr); 1038 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 ($76k/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 $2k of loan paydown is wiped out by about $8k 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 94 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,967 (16.5% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-38,198
• Equity at exit: $38,021

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-31,060
• Equity at exit: $22,048

Cash invested: $71,400 (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 84737

• Home prices YoY: -22.8%
• Rents YoY: 2.7%
• Active inventory: 1038
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,130 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$106
• HOA: −$80
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $59

Break-even live

Break-even rent $2,055

Max offer price $255,000

Occupancy floor 92%

Sensitivity live

Price	-10% $204	-5% $131	+0% $59	+5% $-13	+10% $-85
Rent	-10% $-109	-5% $-25	+0% $59	+5% $143	+10% $228
Rate	-1.0pp $188	-0.5pp $124	base $59	+0.5pp $-7	+1.0pp $-74

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3851 W 200 N Hurricane, UT	3.0	2.0	1500	$2,125	$1.42	15d	1	0.35mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 22 events

1. 2026-06-22
   days on market $255,000 Active 94 DOM
2. 2026-06-19
   days on market $255,000 Active 92 DOM
3. 2026-06-18
   days on market $255,000 Active 91 DOM
4. 2026-06-17
   days on market $255,000 Active 90 DOM
5. 2026-06-16
   days on market $255,000 Active 89 DOM
6. 2026-06-15
   days on market $255,000 Active 88 DOM
7. 2026-06-14
   days on market $255,000 Active 86 DOM
8. 2026-06-13
   days on market $255,000 Active 85 DOM
9. 2026-06-10
   days on market $255,000 Active 83 DOM
10. 2026-06-09
    days on market $255,000 Active 82 DOM
11. 2026-06-08
    days on market $255,000 Active 81 DOM
12. 2026-06-07
    pricedays on market $255,000 Active 80 DOM
13. 2026-06-05
    days on market $265,000 Active 77 DOM
14. 2026-06-02
    days on market $265,000 Active 75 DOM
15. 2026-06-01
    days on market $265,000 Active 74 DOM
16. 2026-05-31
    days on market $265,000 Active 73 DOM
17. 2026-05-30
    days on market $265,000 Active 72 DOM
18. 2026-05-01
    status Active
19. 2026-03-27
    status Pending
20. 2026-02-12
    listed $265,000 Active
21. 2019-11-06
    soldstatus
22. 2002-10-30
    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: $1,196 · $100/mo
• Projected year-2 tax: $1,683 · $140/mo
• Expected delta: +$487/yr (+$41/mo · 40.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,556
• − Mortgage interest: −$14,284
• − Property taxes: −$1,196
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − HOA: −$960
• − Depreciation: −$7,418
• Taxable loss: −$3,666
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $1,591/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 — Hurricane

• Score: 65/100
• State rank: #163
• US rank: #13530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurricane, UT
• County: Washington County · 179,216 people
• City population: 24,359
• Metro: St. George, UT
• Population (ZIP): 24,359
• Household income: $75,545
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 382.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Scottish 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1% 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: ▼ -98.12%
• Current HPI: 331.4025
• Rent YoY: ▲ 2.72%
• 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

5 events — show timeline

• 2026-05-01 Relisted — WCBOR
• 2026-03-27 Pending — WCBOR
• 2026-02-12 Listed $265,000 WCBOR
• 2019-11-06 Sold (Public Records) — Public Records
• 2002-10-30 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,196 · +9.1% YoY. Source: county tax records.