1150 W Red Hills Pkwy #73 · Washington, UT 84780

$159,900

1 bd · 1.0 ba · 629 sqft · SingleFamily public records · 83 Days on market

Built 1994 2,178 sqft lot $139/mo HOA · 10% of rent

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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 +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• 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

What a cute home with such an open and very light feel. Take the stress off by relaxing in a comfortable location just a few steps away from the nice Club House with an amazing pool, spa, gazebos and surrounded by natural red rock walls. Inside you will find a great design with plenty of beautiful cabinets, step in shower, full wall built in closet, plus another bonus room for storage and the washer and dryer are included. It is a 55+ community to make friends, have fun or just enjoy the quietness. Charming says it all for this home and remember your minutes from shopping, dining, and plenty of entertainment from outstanding golf courses, hiking, biking, National Parks, Beauty in all direc

Key facts

• Amazing pool
• Spa gazebos
• 2,178 sq ft lot

Tags

• AMAZING POOL
• SPA GAZEBOS
• NATURAL RED ROCK WALLS
• FULL WALL BUILT IN CLOSET
• BONUS ROOM FOR STORAGE
• WASHER AND DRYER INCLUDED

Property features AI

Finance

• Other: Has a view
• Financial info: Details not provided
• HOA & community: Homeowners association with monthly fee; Monthly association fee covers sewer, trash and water; Community clubhouse and pool; Subdivision: CANYON BREEZE RV RESORT

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Natural gas connected; Electricity connected; Water connected (culinary); Sewer connected
• Home design: Mobile home; Single-family use
• Construction: Aluminum exterior; Asphalt roof; Built/standing construction
• Exterior features: Covered deck; Double-pane windows; Fenced indoor pool; Mountain view; Curb and gutter; Paved road; Automatic full sprinkler system; Full landscaping

Interior

• Kitchen: Microwave; Range/Oven (free standing)
• Bedrooms: Primary bedroom on main level; 1 main-level bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bath; Disposal; Free-standing range/oven; Vaulted ceilings; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $7 ($82/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 $145k (9.1% below list).
• Recommended offer: $145k (9.1% below list) — sets the bar for 1% rule.

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); 1027 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 83 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,410 (9.1% below list)

Questions for the listing agent

1. It's been on market 83 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. 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: 0.91% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.2

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-29,694
• Equity at exit: $23,842

10-year hold

• IRR: -20.7%
• Equity multiple: 0.07×
• Total profit: $-41,587
• Equity at exit: $13,825

Cash invested: $44,772 (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: 1027
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$67
• HOA: −$139
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $7

Break-even live

Break-even rent $1,445

Max offer price $159,900

Occupancy floor 95%

Sensitivity live

Price	-10% $97	-5% $52	+0% $7	+5% $-38	+10% $-84
Rent	-10% $-108	-5% $-51	+0% $7	+5% $64	+10% $122
Rate	-1.0pp $87	-0.5pp $47	base $7	+0.5pp $-35	+1.0pp $-77

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N 500 W Washington, UT	1.0–3.0	1.0–2.0	912	$1,620	$1.78	23d	1	0.57mi

HOA detail

• Monthly dues: $139 · $1,668/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-22
   days on market $159,900 Active 83 DOM
2. 2026-06-19
   days on market $159,900 Active 81 DOM
3. 2026-06-18
   days on market $159,900 Active 80 DOM
4. 2026-06-17
   days on market $159,900 Active 79 DOM
5. 2026-06-16
   days on market $159,900 Active 78 DOM
6. 2026-06-15
   days on market $159,900 Active 77 DOM
7. 2026-06-14
   days on market $159,900 Active 75 DOM
8. 2026-06-13
   days on market $159,900 Active 74 DOM
9. 2026-06-10
   days on market $159,900 Active 72 DOM
10. 2026-06-09
    days on market $159,900 Active 71 DOM
11. 2026-06-08
    days on market $159,900 Active 70 DOM
12. 2026-06-07
    days on market $159,900 Active 69 DOM
13. 2026-06-05
    days on market $159,900 Active 66 DOM
14. 2026-06-02
    days on market $159,900 Active 64 DOM
15. 2026-06-01
    days on market $159,900 Active 63 DOM
16. 2026-05-31
    days on market $159,900 Active 62 DOM
17. 2026-05-30
    days on market $159,900 Active 61 DOM
18. 2026-03-30
    listed $169,900 Active
19. 2021-06-17
    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: $1,173 · $98/mo
• Projected year-2 tax: $1,173 · $98/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 5 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,449
• − Mortgage interest: −$8,957
• − Property taxes: −$1,173
• − Insurance: −$800
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − HOA: −$1,668
• − Depreciation: −$4,652
• Taxable loss: −$2,592
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $704/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

2 events — show timeline

• 2026-03-30 Listed $169,900 WFRMLS
• 2021-06-17 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,173 · -4.1% YoY. Source: county tax records.