200 E 400 S #5 · Washington, UT 84780

$97,500

3 bd · 2.0 ba · 804 sqft · Manufactured · 98 Days on market

Built 1983 Good condition 871 sqft lot $502/mo HOA · 28% of rent ↓ 5% since listing

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Why this score? — see what drove the B- 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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for easy, affordable living in Washington? This updated 3-bedroom, 2-bath home in the welcoming 55+ community of Pleasant View Mobile Homes might be the perfect fit. Enjoy a beautifully remodeled kitchen with new cabinetry, sleek countertops, updated flooring, and energy-efficient windows that bring in plenty of natural light. Plus, major updates are already done for you--a brand-new heater and an A/C unit that's only 2 years old--making this home truly move-in ready and worry-free. Enjoy your morning coffee on the covered front deck, and if you have pets, you'll love that the home backs directly to the community dog park. Plus, you're just minutes from the dining, shopping, and outdoor recreation of nearby St. George. Affordable, low-maintenance, and ready for its next owner -- come see why this could be the perfect place to call home.

Key facts

• Built 1983
• Listed 97 days

Property features AI

Finance

• Other: Zoning: MH
• HOA & community: Homeowners association with a monthly fee of $502

Exterior

• Utilities: Culinary water
• Home design: Mobile home; Built/standing
• Construction: Aluminum roof
• Exterior features: Double-pane windows; Partially landscaped; Located on a cul-de-sac; Paved road access; Flat terrain

Interior

• Kitchen: Refrigerator; Microwave; Range hood; Range/oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning; Has heating and cooling
• Interior features: Free-standing range/oven; Window coverings; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#59 in UT, #3,809 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D, amenities 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: Horizon School (math 71% / reading 52%, grade B, #46 of 585 statewide, top 8%, 540 students, 23% FRL); Fossil Ridge Intermediate (math 25% / reading 40%, grade F, #100 of 138 statewide, top 72%, 734 students, 46% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $674 of loan paydown is wiped out by about $3k 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 98 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $88,725 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.83% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-5,929
• Equity at exit: $14,538

10-year hold

• IRR: -3.5%
• Equity multiple: 0.82×
• Total profit: $-4,977
• Equity at exit: $8,430

Cash invested: $27,300 (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 84780

• Rents YoY: -0.1%
• Active inventory: 1024
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$511
• Tax est. 1.5%: −$122 /mo · $1,462/yr
• Insurance: −$41
• HOA: −$502
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $232

Break-even live

Break-even rent $1,488

Max offer price $97,500

Occupancy floor 82%

Sensitivity live

Price	-10% $299	-5% $265	+0% $232	+5% $198	+10% $164
Rent	-10% $91	-5% $161	+0% $232	+5% $302	+10% $372
Rate	-1.0pp $281	-0.5pp $256	base $232	+0.5pp $206	+1.0pp $181

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 N 300 E Washington, UT	2.0	1.0	875	$1,399	$1.60	15d	1	0.56mi
115 N 500 W Washington, UT	1.0–3.0	1.0–2.0	912	$2,000	$2.19	22d	1	0.78mi
1167 E Telegraph St Unit C203 Washington, UT	2.0	1.0	925	$1,450	$1.57	15d	1	1.03mi
45 N Red Trail Ln Washington, UT	2.0	1.0–2.0	699	$1,649	$2.36	15d	1	1.21mi
2605 E 700 N Unit 3 St. George, UT	2.0	2.0	980	$1,450	$1.48	22d	1	1.26mi
600 N 2450 E Apt 1202 St. George, UT	2.0	1.0	881	$1,225	$1.39	15d	1	1.29mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,999	$1.65	15d	8	1.40mi
2990 E Riverside Dr #159 Saint George, UT	2.0	1.0	1000	$1,400	$1.40	22d	1	1.44mi
626 N 1100 E Washington, UT	1.0–3.0	1.0–2.0	1121	$2,121	$1.89	15d	22	1.44mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,946	$2.06	15d	10	1.45mi

HOA detail

• Monthly dues: $502 · $6,024/yr

Listing history 20 events

1. 2026-06-19
   days on market $97,500 Active 98 DOM
2. 2026-06-18
   days on market $97,500 Active 97 DOM
3. 2026-06-17
   days on market $97,500 Active 96 DOM
4. 2026-06-16
   days on market $97,500 Active 95 DOM
5. 2026-06-15
   days on market $97,500 Active 94 DOM
6. 2026-06-14
   days on market $97,500 Active 92 DOM
7. 2026-06-13
   days on market $97,500 Active 91 DOM
8. 2026-06-10
   days on market $97,500 Active 89 DOM
9. 2026-06-09
   days on market $97,500 Active 88 DOM
10. 2026-06-08
    days on market $97,500 Active 87 DOM
11. 2026-06-07
    days on market $97,500 Active 86 DOM
12. 2026-06-05
    days on market $97,500 Active 83 DOM
13. 2026-06-02
    pricedays on market $97,500 Active 81 DOM
14. 2026-06-01
    days on market $99,999 Active 80 DOM
15. 2026-05-31
    days on market $99,999 Active 79 DOM
16. 2026-05-30
    days on market $99,999 Active 78 DOM
17. 2026-04-21
    price $99,999

    Show marketing remark (856 chars)

    Looking for easy, affordable living in Washington? This updated 3-bedroom, 2-bath home in the welcoming 55+ community of Pleasant View Mobile Homes might be the perfect fit. Enjoy a beautifully remodeled kitchen with new cabinetry, sleek countertops, updated flooring, and energy-efficient windows that bring in plenty of natural light. Plus, major updates are already done for you--a brand-new heater and an A/C unit that's only 2 years old--making this home truly move-in ready and worry-free. Enjoy your morning coffee on the covered front deck, and if you have pets, you'll love that the home backs directly to the community dog park. Plus, you're just minutes from the dining, shopping, and outdoor recreation of nearby St. George. Affordable, low-maintenance, and ready for its next owner -- come see why this could be the perfect place to call home.

18. 2026-04-21
    price $99,999 856-char remark

    Show marketing remark (856 chars)

    Looking for easy, affordable living in Washington? This updated 3-bedroom, 2-bath home in the welcoming 55+ community of Pleasant View Mobile Homes might be the perfect fit. Enjoy a beautifully remodeled kitchen with new cabinetry, sleek countertops, updated flooring, and energy-efficient windows that bring in plenty of natural light. Plus, major updates are already done for you--a brand-new heater and an A/C unit that's only 2 years old--making this home truly move-in ready and worry-free. Enjoy your morning coffee on the covered front deck, and if you have pets, you'll love that the home backs directly to the community dog park. Plus, you're just minutes from the dining, shopping, and outdoor recreation of nearby St. George. Affordable, low-maintenance, and ready for its next owner -- come see why this could be the perfect place to call home.

19. 2026-03-13
    listed $105,000 Active

    Show marketing remark (856 chars)

    Looking for easy, affordable living in Washington? This updated 3-bedroom, 2-bath home in the welcoming 55+ community of Pleasant View Mobile Homes might be the perfect fit. Enjoy a beautifully remodeled kitchen with new cabinetry, sleek countertops, updated flooring, and energy-efficient windows that bring in plenty of natural light. Plus, major updates are already done for you--a brand-new heater and an A/C unit that's only 2 years old--making this home truly move-in ready and worry-free. Enjoy your morning coffee on the covered front deck, and if you have pets, you'll love that the home backs directly to the community dog park. Plus, you're just minutes from the dining, shopping, and outdoor recreation of nearby St. George. Affordable, low-maintenance, and ready for its next owner -- come see why this could be the perfect place to call home.

20. 2026-03-13
    listed $105,000 Active 856-char remark

    Show marketing remark (856 chars)

    Looking for easy, affordable living in Washington? This updated 3-bedroom, 2-bath home in the welcoming 55+ community of Pleasant View Mobile Homes might be the perfect fit. Enjoy a beautifully remodeled kitchen with new cabinetry, sleek countertops, updated flooring, and energy-efficient windows that bring in plenty of natural light. Plus, major updates are already done for you--a brand-new heater and an A/C unit that's only 2 years old--making this home truly move-in ready and worry-free. Enjoy your morning coffee on the covered front deck, and if you have pets, you'll love that the home backs directly to the community dog park. Plus, you're just minutes from the dining, shopping, and outdoor recreation of nearby St. George. Affordable, low-maintenance, and ready for its next owner -- come see why this could be the perfect place to call home.

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

Taxation est. · year 1

• Rental income: $21,380
• − Mortgage interest: −$5,462
• − Property taxes: −$1,462
• − Insurance: −$488
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − HOA: −$6,024
• − Depreciation: −$2,836
• Taxable income: $1,687
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $2,375/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 · 14 photos

Good 80/100 Cosmetic rehab

This updated 3-bedroom, 2-bath home in a 55+ community is move-in ready with new kitchen and bathroom updates, energy-efficient windows, and a fresh exterior. Minor painting and landscaping improvements could further enhance its curb appeal and value.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and home value.
• Resale Landscaping improvements — Well-maintained landscaping can increase curb appeal and home value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Resale Landscaping improvements — Well-maintained landscaping can increase curb appeal and home value. ↑

ⓘ 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 — Washington

• Score: 75/100
• State rank: #59
• US rank: #3809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, UT
• County: Washington County · 179,216 people
• City population: 32,366
• Metro: St. George, UT
• Population (ZIP): 32,366
• Household income: $91,963
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 1036.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 8% Chinese 1% German/W. Germanic 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: ▼ -144.73%
• Current HPI: 248.9421
• Rent YoY: ▼ -0.06%
• 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

-4.8% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $99,999 WFRMLS
• 2026-04-21 Price Changed $99,999 WCBOR
• 2026-03-13 Listed $105,000 WFRMLS
• 2026-03-13 Listed $105,000 WCBOR