920 S 25 E Unit 7c · Cedar City, UT 84720

$139,900

3 bd · 2.5 ba · 1,258 sqft · Other · 263 Days on market

Built 2007 871 sqft lot $115/mo HOA · 7% of rent

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Trailside Subdivision! Conveniently located near hiking and biking trails, Southern Utah University, and local shopping, this 3-bedroom, 2.5-bath townhome offers strong potential for investors or buyers looking for value. Functional floor plan with main-level living spaces, laundry, and half bath, plus upstairs primary suite with en suite bathroom and two additional bedrooms. Priced significantly below comparable Cedar City townhomes to reflect needed repairs and settling concerns already disclosed. Property has a strong rental history and excellent long-term investment potential. Sellers are open to considering short-term owner financing with acceptable terms. Please review disclosures in the documents tab prior to scheduling a showing. Buyer to verify all information

Key facts

• Solid rental history
• Investment property
• $115 HOA

Tags

• HIKING AND BIKING TRAILS
• SOLID RENTAL HISTORY
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#170 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Iron District (town): math 40% / reading 44% proficiency, ranked #42 of 80 in UT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.3%/yr); 624 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 655 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Iron County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $45k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 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: 1.21% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,486
• Equity at exit: $20,860

10-year hold

• IRR: 6.0%
• Equity multiple: 1.42×
• Total profit: $16,267
• Equity at exit: $12,096

Cash invested: $39,172 (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 84720

• Home prices YoY: -31.3%
• Rents YoY: 1.3%
• Active inventory: 624
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$58
• HOA: −$115
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $361

Break-even live

Break-even rent $1,229

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $440	-5% $401	+0% $361	+5% $322	+10% $282
Rent	-10% $228	-5% $295	+0% $361	+5% $428	+10% $494
Rate	-1.0pp $432	-0.5pp $397	base $361	+0.5pp $325	+1.0pp $288

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 S 860 W Cedar City, UT	2.0	1.0–2.0	945	$1,550	$1.64	21d	2	0.77mi
1601 S Quartz Dr Unit D Cedar City, UT	3.0	2.5	1638	$1,700	$1.04	14d	1	1.37mi
209 S 1400 W Cedar City, UT	2.0–3.0	2.5–3.0	1619	$1,850	$1.14	21d	3	1.44mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 30 events

1. 2026-06-19
   days on market $139,900 Active 263 DOM
2. 2026-06-18
   days on market $139,900 Active 262 DOM
3. 2026-06-17
   price $139,900 Active 261 DOM
4. 2026-06-17
   days on market $149,900 Active 261 DOM
5. 2026-06-16
   days on market $149,900 Active 260 DOM
6. 2026-06-15
   days on market $149,900 Active 259 DOM
7. 2026-06-14
   days on market $149,900 Active 257 DOM
8. 2026-06-12
   statusdays on market $149,900 Active 256 DOM
9. 2026-06-07
   statusdays on market $149,900 Pending 255 DOM
10. 2026-06-05
    days on market $149,900 Active 253 DOM
11. 2026-06-03
    pricedays on market $149,900 Active 252 DOM
12. 2026-06-02
    days on market $159,000 Active 251 DOM
13. 2026-06-01
    days on market $159,000 Active 250 DOM
14. 2026-05-31
    days on market $159,000 Active 249 DOM
15. 2026-05-30
    days on market $159,000 Active 248 DOM
16. 2026-05-14
    price $159,000 794-char remark

    Show marketing remark (794 chars)

    Welcome to The Trailside Subdivision! Conveniently located near hiking and biking trails, Southern Utah University, and local shopping, this 3-bedroom, 2.5-bath townhome offers strong potential for investors or buyers looking for value. Functional floor plan with main-level living spaces, laundry, and half bath, plus upstairs primary suite with en suite bathroom and two additional bedrooms. Priced significantly below comparable Cedar City townhomes to reflect needed repairs and settling concerns already disclosed. Property has a strong rental history and excellent long-term investment potential. Sellers are open to considering short-term owner financing with acceptable terms. Please review disclosures in the documents tab prior to scheduling a showing. Buyer to verify all information

17. 2026-04-29
    status Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to The Trailside Subdivision! Conveniently located near hiking and biking trails, Southern Utah University, and local shopping, this 3-bedroom, 2.5-bath townhome offers strong potential for investors or buyers looking for value. Functional floor plan with main-level living spaces, laundry, and half bath, plus upstairs primary suite with en suite bathroom and two additional bedrooms. Priced significantly below comparable Cedar City townhomes to reflect needed repairs and settling concerns already disclosed. Property has a strong rental history and excellent long-term investment potential. Sellers are open to considering short-term owner financing with acceptable terms. Please review disclosures in the documents tab prior to scheduling a showing. Buyer to verify all information

18. 2026-04-14
    status Pending 794-char remark

    Show marketing remark (794 chars)

    Welcome to The Trailside Subdivision! Conveniently located near hiking and biking trails, Southern Utah University, and local shopping, this 3-bedroom, 2.5-bath townhome offers strong potential for investors or buyers looking for value. Functional floor plan with main-level living spaces, laundry, and half bath, plus upstairs primary suite with en suite bathroom and two additional bedrooms. Priced significantly below comparable Cedar City townhomes to reflect needed repairs and settling concerns already disclosed. Property has a strong rental history and excellent long-term investment potential. Sellers are open to considering short-term owner financing with acceptable terms. Please review disclosures in the documents tab prior to scheduling a showing. Buyer to verify all information

19. 2026-04-01
    price $164,900 794-char remark

    Show marketing remark (794 chars)

    Welcome to The Trailside Subdivision! Conveniently located near hiking and biking trails, Southern Utah University, and local shopping, this 3-bedroom, 2.5-bath townhome offers strong potential for investors or buyers looking for value. Functional floor plan with main-level living spaces, laundry, and half bath, plus upstairs primary suite with en suite bathroom and two additional bedrooms. Priced significantly below comparable Cedar City townhomes to reflect needed repairs and settling concerns already disclosed. Property has a strong rental history and excellent long-term investment potential. Sellers are open to considering short-term owner financing with acceptable terms. Please review disclosures in the documents tab prior to scheduling a showing. Buyer to verify all information

20. 2025-12-20
    price $169,900 794-char remark

    Show marketing remark (794 chars)

    Welcome to The Trailside Subdivision! Conveniently located near hiking and biking trails, Southern Utah University, and local shopping, this 3-bedroom, 2.5-bath townhome offers strong potential for investors or buyers looking for value. Functional floor plan with main-level living spaces, laundry, and half bath, plus upstairs primary suite with en suite bathroom and two additional bedrooms. Priced significantly below comparable Cedar City townhomes to reflect needed repairs and settling concerns already disclosed. Property has a strong rental history and excellent long-term investment potential. Sellers are open to considering short-term owner financing with acceptable terms. Please review disclosures in the documents tab prior to scheduling a showing. Buyer to verify all information

21. 2025-11-04
    status Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to The Trailside Subdivision! Conveniently located near hiking and biking trails, Southern Utah University, and local shopping, this 3-bedroom, 2.5-bath townhome offers strong potential for investors or buyers looking for value. Functional floor plan with main-level living spaces, laundry, and half bath, plus upstairs primary suite with en suite bathroom and two additional bedrooms. Priced significantly below comparable Cedar City townhomes to reflect needed repairs and settling concerns already disclosed. Property has a strong rental history and excellent long-term investment potential. Sellers are open to considering short-term owner financing with acceptable terms. Please review disclosures in the documents tab prior to scheduling a showing. Buyer to verify all information

22. 2025-10-21
    historical 794-char remark

    Show marketing remark (794 chars)

    Welcome to The Trailside Subdivision! Conveniently located near hiking and biking trails, Southern Utah University, and local shopping, this 3-bedroom, 2.5-bath townhome offers strong potential for investors or buyers looking for value. Functional floor plan with main-level living spaces, laundry, and half bath, plus upstairs primary suite with en suite bathroom and two additional bedrooms. Priced significantly below comparable Cedar City townhomes to reflect needed repairs and settling concerns already disclosed. Property has a strong rental history and excellent long-term investment potential. Sellers are open to considering short-term owner financing with acceptable terms. Please review disclosures in the documents tab prior to scheduling a showing. Buyer to verify all information

23. 2025-08-25
    listed $185,000 Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to The Trailside Subdivision! Conveniently located near hiking and biking trails, Southern Utah University, and local shopping, this 3-bedroom, 2.5-bath townhome offers strong potential for investors or buyers looking for value. Functional floor plan with main-level living spaces, laundry, and half bath, plus upstairs primary suite with en suite bathroom and two additional bedrooms. Priced significantly below comparable Cedar City townhomes to reflect needed repairs and settling concerns already disclosed. Property has a strong rental history and excellent long-term investment potential. Sellers are open to considering short-term owner financing with acceptable terms. Please review disclosures in the documents tab prior to scheduling a showing. Buyer to verify all information

24. 2025-02-13
    historical $1,455
25. 2025-01-18
    price $1,455
26. 2025-01-09
    price $1,605
27. 2024-09-13
    price $1,655
28. 2024-06-22
    price $1,755
29. 2024-06-21
    listed $1,125
30. 2016-10-31
    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: $765 · $64/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$158/yr (+$13/mo · 20.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,233
• − Mortgage interest: −$7,837
• − Property taxes: −$765
• − Insurance: −$700
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − HOA: −$1,380
• − Depreciation: −$4,070
• Taxable income: $2,244
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $3,797/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: Iron District
• NCES district ID: 4900390
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $43,150
• Composite: 35.49/100
• National rank: #4922
• State rank: #42 of 80 in UT

Livability — Cedar City

• Score: 64/100
• State rank: #170
• US rank: #13398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar City, UT
• County: Iron County · 56,349 people
• City population: 56,349
• Metro: Cedar City, UT
• Population (ZIP): 25,708
• Household income: $67,670
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 501.0

Population outlook (Iron County) Hauer SSP2

• Today (2025): 53,029 people
• By 2030: 55,084 · +3.9%
• By 2040: 58,269 · +9.9%
• By 2050: 60,462 · +14.0%
• By 2075: 61,312 · +15.6%
• By 2100: 57,973 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Asian 2% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 9% Slovak 4% Iranian 3%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 6% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+57.0) · D 20.4% · R 77.4% · Other 2.2%
• 2008→2024 swing: -0.7pp no change · 2008: -56.3pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+56.6 2016: R+51.6 2012: R+71.8 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.37%
• Current HPI: 255.9362
• Rent YoY: ▲ 1.29%
• Metro: Cedar City, 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

+14033.3% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $159,000 ICBORMLS
• 2026-04-29 Relisted — ICBORMLS
• 2026-04-14 Pending — ICBORMLS
• 2026-04-01 Price Changed $164,900 ICBORMLS
• 2025-12-20 Price Changed $169,900 ICBORMLS
• 2025-11-04 Relisted — ICBORMLS
• 2025-10-21 Delisted — ICBORMLS
• 2025-08-25 Listed $185,000 ICBORMLS
• 2025-02-13 Rental Removed $1,455 APPFOLIO
• 2025-01-18 Price Changed $1,455 APPFOLIO
• 2025-01-09 Price Changed $1,605 APPFOLIO
• 2024-09-13 Price Changed $1,655 APPFOLIO
• 2024-06-22 Price Changed $1,755 APPFOLIO
• 2024-06-21 Listed for Rent $1,125 APPFOLIO
• 2016-10-31 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $765 · +22.6% YoY. Source: county tax records.