5367 S Cyan Ln · St. George, UT 84790

$215,000

8 bd · 8.0 ba · 4,969 sqft · SingleFamily public records · 4 Days on market

Built 2023 5,662 sqft lot $163/mo HOA · 6% of rent ↓ 27% since listing

---

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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Fractional ownership opportunity - 1/10 share. (36+ nights annually). Short term rentals allowed! Welcome to Paradise Shores - your ultimate retreat located in the coveted Desert Color community. With access to your own private pool and spa, a 2.5 acre lagoon, pickleball courts, and a community pool, this home offers an unparalleled blend of luxury and leisure. Discover paradise in this spacious 24-person home, boasting 3 living rooms, game tables, a theater room, and a private pool and spa. Whether you seek tranquility or activity, this home has it all. Step into the saltwater lagoon, where weekly activities await, providing endless entertainment for guests of all ages. Paddle boards and kayaks are provided for your enjoyment on the lagoon. With 7 bedrooms, living space, there's plenty of room for everyone to enjoy. Conveniently located near national parks, Paradise Shores invites you to explore St. George while indulging in luxury and relaxation. Don't miss your chance to make this stunning property your own and experience the epitome of desert living with Fraxioned.

Key facts

• Private pool
• Pickleball courts
• Theater room

Tags

• PRIVATE POOL
• SPA
• SALTWATER LAGOON
• PICKLEBALL COURTS
• THEATER ROOM

Property features AI

Finance

• Other: Short term rentals allowed (zoning)
• HOA & community: Homeowners association with a monthly fee of $163; Subdivision: DESERT COLOR RESORT PH 3

Exterior

• Parking: Attached garage; 3 total parking spaces (3 covered garage spaces)
• Utilities: Culinary water
• Home design: Single-family use; Fractional ownership; Built/standing condition
• Construction: Stone and stucco construction; Flat and tile roof
• Exterior features: Double-pane windows; Covered patio; Curb and gutter; Paved roads; Automatic full sprinkler system; Fully landscaped; Flat terrain

Interior

• Kitchen: Garbage disposal
• Bedrooms: 2 bedrooms on the main level; Primary bedroom may be on 1st, 2nd or 3rd floor
• Bathrooms: 5 full bathrooms; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Wet bar; Separate tub and shower in baths; Central vacuum; Garbage disposal; Slab basement

What this means for you Summary

Snapshot

• This is a 8-bed/8.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).

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: Sunrise Ridge Intermediate (math 52% / reading 54%, grade C+, #17 of 138 statewide, top 12%, 810 students, 17% FRL); Desert Hills High (math 47% / reading 58%, grade C-, #22 of 171 statewide, top 13%, 1,210 students, 15% FRL) — zoned schools average 16% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 4y ago; this cycle's ask has dropped $50k (19%) 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 $215,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 6.9

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-16,647
• Equity at exit: $32,057

10-year hold

• IRR: -2.6%
• Equity multiple: 0.85×
• Total profit: $-9,062
• Equity at exit: $18,589

Cash invested: $60,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,587 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$163
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $395

Break-even live

Break-even rent $2,087

Max offer price $215,000

Occupancy floor 80%

Sensitivity live

Price	-10% $543	-5% $469	+0% $395	+5% $320	+10% $246
Rent	-10% $190	-5% $293	+0% $395	+5% $497	+10% $599
Rate	-1.0pp $503	-0.5pp $449	base $395	+0.5pp $339	+1.0pp $282

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $163 · $1,956/yr
• Likely covers: waterpool

Listing history 50 events

1. 2026-06-19
   days on market $215,000 Active 4 DOM
2. 2026-06-18
   days on market $215,000 Active 3 DOM
3. 2026-06-17
   days on market $215,000 Active 2 DOM
4. 2026-06-15
   pricedays on marketlisting id $215,000 Active 1 DOM
5. 2026-06-10
   days on market $235,000 Active 398 DOM
6. 2026-06-09
   days on market $235,000 Active 397 DOM
7. 2026-06-08
   days on market $235,000 Active 396 DOM
8. 2026-06-07
   days on market $235,000 Active 395 DOM
9. 2026-06-05
   days on market $235,000 Active 392 DOM
10. 2026-06-02
    days on market $235,000 Active 390 DOM
11. 2026-06-01
    days on market $235,000 Active 389 DOM
12. 2026-05-31
    days on market $235,000 Active 388 DOM
13. 2026-05-30
    days on market $235,000 Active 387 DOM
14. 2026-04-15
    status Active 1089-char remark

    Show marketing remark (1089 chars)

    Fractional ownership opportunity - 1/10 share. (36+ nights annually). Short term rentals allowed! Welcome to Paradise Shores - your ultimate retreat located in the coveted Desert Color community. With access to your own private pool and spa, a 2.5 acre lagoon, pickleball courts, and a community pool, this home offers an unparalleled blend of luxury and leisure. Discover paradise in this spacious 24-person home, boasting 3 living rooms, game tables, a theater room, and a private pool and spa. Whether you seek tranquility or activity, this home has it all. Step into the saltwater lagoon, where weekly activities await, providing endless entertainment for guests of all ages. Paddle boards and kayaks are provided for your enjoyment on the lagoon. With 7 bedrooms, living space, there's plenty of room for everyone to enjoy. Conveniently located near national parks, Paradise Shores invites you to explore St. George while indulging in luxury and relaxation. Don't miss your chance to make this stunning property your own and experience the epitome of desert living with Fraxioned.

15. 2026-04-15
    price $235,000

    Show marketing remark (1089 chars)

    Fractional ownership opportunity - 1/10 share. (36+ nights annually). Short term rentals allowed! Welcome to Paradise Shores - your ultimate retreat located in the coveted Desert Color community. With access to your own private pool and spa, a 2.5 acre lagoon, pickleball courts, and a community pool, this home offers an unparalleled blend of luxury and leisure. Discover paradise in this spacious 24-person home, boasting 3 living rooms, game tables, a theater room, and a private pool and spa. Whether you seek tranquility or activity, this home has it all. Step into the saltwater lagoon, where weekly activities await, providing endless entertainment for guests of all ages. Paddle boards and kayaks are provided for your enjoyment on the lagoon. With 7 bedrooms, living space, there's plenty of room for everyone to enjoy. Conveniently located near national parks, Paradise Shores invites you to explore St. George while indulging in luxury and relaxation. Don't miss your chance to make this stunning property your own and experience the epitome of desert living with Fraxioned.

16. 2026-04-15
    historical 1089-char remark

    Show marketing remark (1089 chars)

    Fractional ownership opportunity - 1/10 share. (36+ nights annually). Short term rentals allowed! Welcome to Paradise Shores - your ultimate retreat located in the coveted Desert Color community. With access to your own private pool and spa, a 2.5 acre lagoon, pickleball courts, and a community pool, this home offers an unparalleled blend of luxury and leisure. Discover paradise in this spacious 24-person home, boasting 3 living rooms, game tables, a theater room, and a private pool and spa. Whether you seek tranquility or activity, this home has it all. Step into the saltwater lagoon, where weekly activities await, providing endless entertainment for guests of all ages. Paddle boards and kayaks are provided for your enjoyment on the lagoon. With 7 bedrooms, living space, there's plenty of room for everyone to enjoy. Conveniently located near national parks, Paradise Shores invites you to explore St. George while indulging in luxury and relaxation. Don't miss your chance to make this stunning property your own and experience the epitome of desert living with Fraxioned.

17. 2026-03-23
    price $215,000 1089-char remark

    Show marketing remark (1089 chars)

    Fractional ownership opportunity - 1/10 share. (36+ nights annually). Short term rentals allowed! Welcome to Paradise Shores - your ultimate retreat located in the coveted Desert Color community. With access to your own private pool and spa, a 2.5 acre lagoon, pickleball courts, and a community pool, this home offers an unparalleled blend of luxury and leisure. Discover paradise in this spacious 24-person home, boasting 3 living rooms, game tables, a theater room, and a private pool and spa. Whether you seek tranquility or activity, this home has it all. Step into the saltwater lagoon, where weekly activities await, providing endless entertainment for guests of all ages. Paddle boards and kayaks are provided for your enjoyment on the lagoon. With 7 bedrooms, living space, there's plenty of room for everyone to enjoy. Conveniently located near national parks, Paradise Shores invites you to explore St. George while indulging in luxury and relaxation. Don't miss your chance to make this stunning property your own and experience the epitome of desert living with Fraxioned.

18. 2026-02-25
    historical
19. 2025-10-23
    price $235,000
20. 2025-10-23
    price $235,000
21. 2025-09-10
    price $289,000
22. 2025-09-10
    price $289,000
23. 2025-08-30
    price $230,000 1089-char remark

    Show marketing remark (1089 chars)

    Fractional ownership opportunity - 1/10 share. (36+ nights annually). Short term rentals allowed! Welcome to Paradise Shores - your ultimate retreat located in the coveted Desert Color community. With access to your own private pool and spa, a 2.5 acre lagoon, pickleball courts, and a community pool, this home offers an unparalleled blend of luxury and leisure. Discover paradise in this spacious 24-person home, boasting 3 living rooms, game tables, a theater room, and a private pool and spa. Whether you seek tranquility or activity, this home has it all. Step into the saltwater lagoon, where weekly activities await, providing endless entertainment for guests of all ages. Paddle boards and kayaks are provided for your enjoyment on the lagoon. With 7 bedrooms, living space, there's plenty of room for everyone to enjoy. Conveniently located near national parks, Paradise Shores invites you to explore St. George while indulging in luxury and relaxation. Don't miss your chance to make this stunning property your own and experience the epitome of desert living with Fraxioned.

24. 2025-08-29
    price $230,000
25. 2025-07-31
    listed $265,000 Active
26. 2025-07-28
    price $265,000
27. 2025-05-19
    price $245,000

    Show marketing remark (1089 chars)

    Fractional ownership opportunity - 1/10 share. (36+ nights annually). Short term rentals allowed! Welcome to Paradise Shores - your ultimate retreat located in the coveted Desert Color community. With access to your own private pool and spa, a 2.5 acre lagoon, pickleball courts, and a community pool, this home offers an unparalleled blend of luxury and leisure. Discover paradise in this spacious 24-person home, boasting 3 living rooms, game tables, a theater room, and a private pool and spa. Whether you seek tranquility or activity, this home has it all. Step into the saltwater lagoon, where weekly activities await, providing endless entertainment for guests of all ages. Paddle boards and kayaks are provided for your enjoyment on the lagoon. With 7 bedrooms, living space, there's plenty of room for everyone to enjoy. Conveniently located near national parks, Paradise Shores invites you to explore St. George while indulging in luxury and relaxation. Don't miss your chance to make this stunning property your own and experience the epitome of desert living with Fraxioned.

28. 2025-05-19
    price $245,000 1089-char remark

    Show marketing remark (1089 chars)

    Fractional ownership opportunity - 1/10 share. (36+ nights annually). Short term rentals allowed! Welcome to Paradise Shores - your ultimate retreat located in the coveted Desert Color community. With access to your own private pool and spa, a 2.5 acre lagoon, pickleball courts, and a community pool, this home offers an unparalleled blend of luxury and leisure. Discover paradise in this spacious 24-person home, boasting 3 living rooms, game tables, a theater room, and a private pool and spa. Whether you seek tranquility or activity, this home has it all. Step into the saltwater lagoon, where weekly activities await, providing endless entertainment for guests of all ages. Paddle boards and kayaks are provided for your enjoyment on the lagoon. With 7 bedrooms, living space, there's plenty of room for everyone to enjoy. Conveniently located near national parks, Paradise Shores invites you to explore St. George while indulging in luxury and relaxation. Don't miss your chance to make this stunning property your own and experience the epitome of desert living with Fraxioned.

29. 2025-05-08
    listed $265,000 Active
30. 2025-05-02
    listed $265,000 Active 1089-char remark

    Show marketing remark (1089 chars)

    Fractional ownership opportunity - 1/10 share. (36+ nights annually). Short term rentals allowed! Welcome to Paradise Shores - your ultimate retreat located in the coveted Desert Color community. With access to your own private pool and spa, a 2.5 acre lagoon, pickleball courts, and a community pool, this home offers an unparalleled blend of luxury and leisure. Discover paradise in this spacious 24-person home, boasting 3 living rooms, game tables, a theater room, and a private pool and spa. Whether you seek tranquility or activity, this home has it all. Step into the saltwater lagoon, where weekly activities await, providing endless entertainment for guests of all ages. Paddle boards and kayaks are provided for your enjoyment on the lagoon. With 7 bedrooms, living space, there's plenty of room for everyone to enjoy. Conveniently located near national parks, Paradise Shores invites you to explore St. George while indulging in luxury and relaxation. Don't miss your chance to make this stunning property your own and experience the epitome of desert living with Fraxioned.

31. 2025-04-21
    historical
32. 2024-09-30
    price $265,000
33. 2024-09-30
    status Active
34. 2024-09-19
    historical
35. 2024-08-14
    price $258,000
36. 2024-05-15
    price $249,000
37. 2024-04-09
    soldstatus
38. 2024-03-18
    listed $258,000 Active
39. 2024-03-16
    historical
40. 2024-03-08
    status Active
41. 2024-02-20
    soldstatus
42. 2024-02-13
    status Active
43. 2024-02-12
    historical
44. 2024-02-08
    status Active
45. 2024-02-07
    historical
46. 2023-12-05
    historical
47. 2023-12-01
    status Active
48. 2023-10-25
    historical
49. 2023-09-28
    historical
50. 2023-09-04
    listed $258,000 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 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: $31,042
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,483
• − Management: −$2,483
• − HOA: −$1,956
• − Depreciation: −$6,255
• Taxable income: $1,521
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $4,372/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

-27.5% since first listed

49 events — show timeline

• 2026-04-15 Relisted — WCBOR
• 2026-04-15 Price Changed $235,000 WFRMLS
• 2026-04-15 Delisted — WCBOR
• 2026-03-23 Price Changed $215,000 WCBOR
• 2026-02-25 Listing Removed — WFRMLS
• 2025-10-23 Price Changed $235,000 WFRMLS
• 2025-10-23 Price Changed $235,000 WCBOR
• 2025-09-10 Price Changed $289,000 WCBOR
• 2025-09-10 Price Changed $289,000 WFRMLS
• 2025-08-30 Price Changed $230,000 WCBOR
• 2025-08-29 Price Changed $230,000 WFRMLS
• 2025-07-31 Listed $265,000 WFRMLS
• 2025-07-28 Price Changed $265,000 WCBOR
• 2025-05-19 Price Changed $245,000 WFRMLS
• 2025-05-19 Price Changed $245,000 WCBOR
• 2025-05-08 Listed $265,000 WFRMLS
• 2025-05-02 Listed $265,000 WCBOR
• 2025-04-21 Listing Removed — WFRMLS
• 2024-09-30 Price Changed $265,000 WFRMLS
• 2024-09-30 Relisted — WFRMLS
• 2024-09-19 Listing Removed — WFRMLS
• 2024-08-14 Price Changed $258,000 WFRMLS
• 2024-05-15 Price Changed $249,000 WFRMLS
• 2024-04-09 Sold (Public Records) — Public Records
• 2024-03-18 Listed $258,000 WFRMLS
• 2024-03-16 Listing Removed — WFRMLS
• 2024-03-08 Relisted — WFRMLS
• 2024-02-20 Sold (Public Records) — Public Records
• 2024-02-13 Relisted — WFRMLS
• 2024-02-12 Listing Removed — WFRMLS
• 2024-02-08 Relisted — WFRMLS
• 2024-02-07 Listing Removed — WFRMLS
• 2023-12-05 Listing Removed — WFRMLS
• 2023-12-01 Relisted — WFRMLS
• 2023-10-25 Listing Removed — WFRMLS
• 2023-09-28 Listing Removed — WFRMLS
• 2023-09-04 Listed $258,000 WFRMLS
• 2023-06-22 Sold (Public Records) — Public Records
• 2023-06-06 Price Changed $258,000 WFRMLS
• 2023-06-03 Price Changed $299,900 WFRMLS
• 2023-05-24 Price Changed $309,900 WFRMLS
• 2023-05-11 Listed $313,900 WFRMLS
• 2023-05-08 Listing Removed — WFRMLS
• 2023-04-24 Listed $313,900 WFRMLS
• 2023-03-28 Listing Removed — WFRMLS
• 2023-02-23 Price Changed $297,000 WFRMLS
• 2022-12-27 Price Changed $299,000 WFRMLS
• 2022-12-16 Sold (Public Records) — Public Records
• 2022-11-15 Listed $323,934 WFRMLS

Property tax history

+124.5%/yr

Latest (2025): $14,334 · -13.0% YoY. Source: county tax records.