180 N 1100 E #107 · Washington, UT 84780

$155,000

1 bd · 1.0 ba · 652 sqft · SingleFamily public records · 172 Days on market

Built 1999 2,613 sqft lot $135/mo HOA · 9% of rent ↓ 33% since listing

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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 +14.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

Key facts

• Open floor plan
• Private front porch
• Quiet lot

Tags

• COMPLETELY REMODELLED
• QUIET LOT
• MATURE TREES
• PRIVATE FRONT PORCH
• LOW-MAINTENANCE LANDSCAPING
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Above-grade finished area approximately 800; Lot size approximately 0.06 acres
• HOA & community: Homeowners association with a $135 monthly fee; Community clubhouse; Community pool; Community spa/hot tub; Subdivision: KINGS ROW EST 1

Exterior

• Parking: Covered carport; 2 covered parking spaces; 2 total parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Manufactured home; Built/standing condition; Residential use; Single-family zoning (R1)
• Construction: Aluminum exterior; Asphalt roof; Built/standing construction status
• Exterior features: Exterior lighting; Paved road access; Full landscaping; Flat terrain

Interior

• Kitchen: Refrigerator; Range hood; Gas oven; Free-standing range/oven; Disposal
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas radiant heating; Has heating
• Interior features: Disposal; Range hood; Oven (gas); Free-standing range/oven; Blinds; Window coverings

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $42 ($503/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 $148k (4.4% below list).
• Recommended offer: $136k (12.0% 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: Washington School (math 42% / reading 37%, grade F, #332 of 585 statewide, top 58%, 463 students, 59% 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).
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 172 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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. 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: 0.96% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 8.7

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-26,733
• Equity at exit: $23,111

10-year hold

• IRR: -18.0%
• Equity multiple: 0.16×
• Total profit: $-36,387
• Equity at exit: $13,402

Cash invested: $43,400 (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 84780

• Rents YoY: -0.1%
• Active inventory: 1024
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$65
• HOA: −$135
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $42

Break-even live

Break-even rent $1,428

Max offer price $155,000

Occupancy floor 92%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 N Red Trail Ln Washington, UT	2.0	1.0–2.0	699	$1,499	$2.14	13d	1	0.26mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,403	$1.49	13d	10	0.27mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,449	$1.20	13d	8	0.40mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: landscapingpool

Listing history 33 events

1. 2026-05-31
   days on market $155,000 Active 172 DOM
2. 2026-05-30
   days on market $155,000 Active 171 DOM
3. 2026-04-30
   price $155,000

   Show marketing remark (610 chars)

   Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

4. 2026-04-30
   price $155,000 610-char remark

   Show marketing remark (610 chars)

   Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

5. 2026-04-02
   price $160,000

   Show marketing remark (610 chars)

   Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

6. 2026-04-02
   price $160,000 610-char remark

   Show marketing remark (610 chars)

   Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

7. 2026-02-24
   status Active 610-char remark

   Show marketing remark (610 chars)

   Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

8. 2026-02-24
   status Active

   Show marketing remark (610 chars)

   Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

9. 2026-02-03
   status Under Contract

   Show marketing remark (610 chars)

   Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

10. 2026-02-03
    status Pending 610-char remark

    Show marketing remark (610 chars)

    Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

11. 2025-12-22
    status Active

    Show marketing remark (610 chars)

    Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

12. 2025-12-22
    status Active 610-char remark

    Show marketing remark (610 chars)

    Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

13. 2025-12-09
    status Pending 610-char remark

    Show marketing remark (610 chars)

    Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

14. 2025-12-09
    status Under Contract

    Show marketing remark (610 chars)

    Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

15. 2025-11-17
    price $164,900 610-char remark

    Show marketing remark (610 chars)

    Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

16. 2025-11-17
    price $164,900

    Show marketing remark (610 chars)

    Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

17. 2025-11-06
    listed $184,900 Active
18. 2025-11-05
    listed $184,900 Active 610-char remark

    Show marketing remark (610 chars)

    Welcome to this beautiful manufactured home that has been completely remodelled! Located in Kings Row Estates, a 55+ community. This charming 2-bedroom, 2-bath property sits on a quiet lot with mature trees offering shade and privacy. Enjoy parking under the 2-car carport, a private front porch, and low-maintenance landscaping. Inside, you'll find an open floor plan with a bright living area, functional kitchen, and comfortable bedrooms. Kings Row offers great amenities including a clubhouse, pool, and friendly neighborhood atmosphere. Conveniently located near shopping, dining, and easy freeway access.

19. 2025-10-14
    price $165,000
20. 2025-09-09
    price $175,000
21. 2025-08-07
    price $189,900
22. 2025-06-09
    price $195,000
23. 2025-05-06
    price $200,000
24. 2025-03-19
    historical
25. 2025-03-18
    price $219,000
26. 2025-02-13
    price $219,900
27. 2025-02-07
    price $220,000
28. 2025-01-31
    price $225,000
29. 2025-01-15
    price $250,000
30. 2025-01-14
    price $229,900
31. 2025-01-07
    listed $230,000 Active
32. 2024-10-01
    soldstatus
33. 2024-09-04
    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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,776
• − Mortgage interest: −$8,682
• − Property taxes: −$1,392
• − Insurance: −$775
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − HOA: −$1,620
• − Depreciation: −$4,509
• Taxable loss: −$2,046
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $994/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 — 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

-32.6% since first listed

31 events — show timeline

• 2026-04-30 Price Changed $155,000 WFRMLS
• 2026-04-30 Price Changed $155,000 WCBOR
• 2026-04-02 Price Changed $160,000 WFRMLS
• 2026-04-02 Price Changed $160,000 WCBOR
• 2026-02-24 Relisted — WCBOR
• 2026-02-24 Relisted — WFRMLS
• 2026-02-03 Pending — WFRMLS
• 2026-02-03 Pending — WCBOR
• 2025-12-22 Relisted — WFRMLS
• 2025-12-22 Relisted — WCBOR
• 2025-12-09 Pending — WCBOR
• 2025-12-09 Pending — WFRMLS
• 2025-11-17 Price Changed $164,900 WCBOR
• 2025-11-17 Price Changed $164,900 WFRMLS
• 2025-11-06 Listed $184,900 WFRMLS
• 2025-11-05 Listed $184,900 WCBOR
• 2025-10-14 Price Changed $165,000 WCBOR
• 2025-09-09 Price Changed $175,000 WCBOR
• 2025-08-07 Price Changed $189,900 WCBOR
• 2025-06-09 Price Changed $195,000 WCBOR
• 2025-05-06 Price Changed $200,000 WCBOR
• 2025-03-19 Listing Removed — WFRMLS
• 2025-03-18 Price Changed $219,000 WFRMLS
• 2025-02-13 Price Changed $219,900 WFRMLS
• 2025-02-07 Price Changed $220,000 WFRMLS
• 2025-01-31 Price Changed $225,000 WFRMLS
• 2025-01-15 Price Changed $250,000 WFRMLS
• 2025-01-14 Price Changed $229,900 WFRMLS
• 2025-01-07 Listed $230,000 WFRMLS
• 2024-10-01 Sold (Public Records) — Public Records
• 2024-09-04 Sold (Public Records) — Public Records

Property tax history

+14.1%/yr

Latest (2025): $1,392 · +92.8% YoY. Source: county tax records.