2998 Santa Clara Dr · Santa Clara, UT 84765

$280,000

4 bd · 2.0 ba · 2,244 sqft · SingleFamily public records · 8 Days on market

Built 1935 4,356 sqft lot ↓ 12% 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great property for a renovation loan! Make repairs after closing—no need to meet minimum property standards upfront. Finance renovations based on the future appraised value. Seller financing available! Historic Santa Clara home. 4 bed, 2bath, needs work. Home is sold as is. Must have an appointment! NO SELLER DISCLOSURES PROVIDED. ALL INFORMATION DEEMED RELIABLE, BUYER & BUYERS AGENT TO VERIFY ALL INFORMATION. SELLER FINANCING AVAILABLE.

Key facts

• 4,356 sq ft lot
• Built 1935
• Listed 8 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Electricity connected
• Home design: Single-family residence; 1 story
• Construction: Wood siding and brick exterior; Asphalt roof; Built with standard foundation
• Exterior features: Paved road access

Interior

• Heating & cooling: Has heating (see remarks); No central cooling
• Interior features: 6 total rooms; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/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 $262k (6.3% below list).
• Recommended offer: $262k (6.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#137 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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: Santa Clara School (math 39% / reading 34%, grade F, #371 of 585 statewide, top 64%, 483 students, 29% FRL); Lava Ridge Intermediate (math 43% / reading 40%, grade F, #61 of 138 statewide, top 47%, 815 students, 42% FRL); Snow Canyon High (math 32% / reading 48%, grade F, #62 of 171 statewide, top 36%, 1,266 students, 30% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 138 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 33% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,404 (6.3% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-26,712
• Equity at exit: $41,749

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $611
• Equity at exit: $24,209

Cash invested: $78,400 (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 84765

• Active inventory: 138
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,624 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $294

Break-even live

Break-even rent $2,252

Max offer price $280,000

Occupancy floor 84%

Sensitivity live

Price	-10% $452	-5% $373	+0% $294	+5% $215	+10% $135
Rent	-10% $87	-5% $190	+0% $294	+5% $398	+10% $501
Rate	-1.0pp $435	-0.5pp $365	base $294	+0.5pp $221	+1.0pp $147

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3264 Canyon View Dr Santa Clara, UT	4.0	2.0	2433	$650	$0.27	23d	1	0.62mi
960 Heritage Dr #52 Santa Clara, UT	3.0	2.5	1858	$2,200	$1.18	15d	1	1.09mi
2540 Lava Ln Santa Clara, UT	2.0–3.0	2.5	1523	$2,550	$1.67	15d	20	1.32mi
991 N 2100 W Saint George, UT	4.0	2.0	2755	$2,800	$1.02	15d	1	1.47mi
2520 Blackhawk Dr #30 Santa Clara, UT	3.0	2.5	1726	$1,800	$1.04	15d	1	1.48mi

Listing history 6 events

1. 2026-05-12
   status Pending
2. 2026-05-04
   listed $280,000 Active
3. 2025-08-11
   soldstatus
4. 2025-06-14
   price $290,000
5. 2025-05-21
   price $319,000
6. 2024-05-30
   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: $2,329 · $194/mo
• Projected year-2 tax: $2,329 · $194/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 7/10 Severe 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,488
• − Mortgage interest: −$15,684
• − Property taxes: −$2,329
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − Depreciation: −$8,145
• Taxable loss: −$1,109
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $3,792/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 — Santa Clara

• Score: 66/100
• State rank: #137
• US rank: #11349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clara, UT
• County: Washington County · 179,216 people
• City population: 8,152
• Metro: St. George, UT
• Population (ZIP): 8,152
• Household income: $96,475
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 236.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -150.34%
• Current HPI: 243.6115
• Rent YoY: —
• 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

-12.2% since first listed

6 events — show timeline

• 2026-05-12 Pending — WCBOR
• 2026-05-04 Listed $280,000 WCBOR
• 2025-08-11 Sold (Public Records) — Public Records
• 2025-06-14 Price Changed $290,000 WCBOR
• 2025-05-21 Price Changed $319,000 WCBOR
• 2024-05-30 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $2,329 · +73.1% YoY. Source: county tax records.