1225 N Dixie Downs Rd #86 · St. George, UT 84770

$118,000

2 bd · 1.0 ba · 562 sqft · Manufactured public records · 159 Days on market

Built 1989 1,742 sqft lot $105/mo HOA · 8% of rent ↓ 6% 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy easy, low-maintenance living in this well-cared-for home situated on an owned lot, offering the added benefit of potential FHA and VA financing. A charming covered front patio provides the perfect spot for morning coffee or evening relaxation. Inside, the open and inviting living room features newer wood flooring in the main living area, creating a warm and comfortable space to gather. The primary bedroom offers excellent storage, and the washer and dryer are included for added convenience. Outside, you'll appreciate the covered carport along with two sheds, providing ample storage. The community offers great amenities and a fantastic location close to shopping, restaurants, trails, a

Key facts

• Newer wood flooring
• Covered carport
• Covered front patio

Tags

• COVERED FRONT PATIO
• NEWER WOOD FLOORING
• COVERED CARPORT
• TWO SHEDS

Property features AI

Finance

• Other: Property taxed (tax amount not included here)
• HOA & community: Homeowners association with monthly fee of $105; Community clubhouse; Senior community

Exterior

• Parking: Attached garage; Carport with 2 spaces
• Utilities: Sewer available; Electricity connected
• Home design: Single-story mobile home; Residential property in a mobile home community (owned lot); Located in Dixie Downs RV Resort
• Construction: Aluminum siding; Slab foundation; Built as a mobile home
• Exterior features: Asphalt roof; Shed(s); Level lot; Paved road access

Interior

• Kitchen: Range / Oven; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Heating & cooling: Heat pump heating; Cooling with ceiling fan(s)
• Interior features: Window coverings; Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (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: Red Mountain School (math 32% / reading 33%, grade F, #416 of 585 statewide, top 71%, 434 students, 59% FRL); Snow Canyon High (math 32% / reading 48%, grade F, #62 of 171 statewide, top 36%, 1,266 students, 30% FRL).
• Market conditions: Rents rising (+2.4%/yr); 777 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

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k 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 159 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (6%) 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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: 1.18% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,035
• Equity at exit: $17,594

10-year hold

• IRR: 6.6%
• Equity multiple: 1.48×
• Total profit: $15,925
• Equity at exit: $10,202

Cash invested: $33,040 (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 84770

• Rents YoY: 2.4%
• Active inventory: 777
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$49
• HOA: −$105
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $265

Break-even live

Break-even rent $1,062

Max offer price $118,000

Occupancy floor 76%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 N 2100 W Saint George, UT	1.0–2.0	1.0	693	$1,300	$1.88	13d	5	0.30mi

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 22 events

1. 2026-06-19
   days on market $118,000 Active 159 DOM
2. 2026-06-18
   days on market $118,000 Active 158 DOM
3. 2026-06-17
   days on market $118,000 Active 157 DOM
4. 2026-06-16
   days on market $118,000 Active 156 DOM
5. 2026-06-15
   days on market $118,000 Active 155 DOM
6. 2026-06-14
   days on market $118,000 Active 153 DOM
7. 2026-06-13
   days on market $118,000 Active 152 DOM
8. 2026-06-10
   days on market $118,000 Active 150 DOM
9. 2026-06-09
   days on market $118,000 Active 149 DOM
10. 2026-06-08
    days on market $118,000 Active 148 DOM
11. 2026-06-07
    days on market $118,000 Active 147 DOM
12. 2026-06-05
    days on market $118,000 Active 144 DOM
13. 2026-06-03
    days on market $118,000 Active 142 DOM
14. 2026-06-01
    days on market $118,000 Active 141 DOM
15. 2026-05-31
    days on market $118,000 Active 140 DOM
16. 2026-05-30
    days on market $118,000 Active 139 DOM
17. 2026-05-19
    status Active
18. 2026-04-28
    status Pending
19. 2026-02-09
    price $118,000
20. 2025-12-22
    listed $125,000 Active
21. 2011-01-10
    soldstatus
22. 2006-03-15
    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: $795 · $66/mo
• Projected year-2 tax: $795 · $66/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 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥103°F today · 16 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: $16,769
• − Mortgage interest: −$6,610
• − Property taxes: −$795
• − Insurance: −$590
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − HOA: −$1,260
• − Depreciation: −$3,433
• Taxable income: $1,398
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,841/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): 48,397
• Household income: $70,024
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1605.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 6% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 8% Slovak 4% Scottish 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 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: ▼ -356.86%
• Current HPI: 234.9418
• Rent YoY: ▲ 2.42%
• 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

-5.6% since first listed

6 events — show timeline

• 2026-05-19 Relisted — WCBOR
• 2026-04-28 Pending — WCBOR
• 2026-02-09 Price Changed $118,000 WCBOR
• 2025-12-22 Listed $125,000 WCBOR
• 2011-01-10 Sold (Public Records) — Public Records
• 2006-03-15 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $795 · -6.5% YoY. Source: county tax records.