102 N 3910 W · Hurricane, UT 84737

$125,000

2 bd · 2.0 ba · 744 sqft · Manufactured public records · 72 Days on market

Built 1970 4,356 sqft lot $80/mo HOA · 5% of rent ↓ 22% since listing

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller financing available. This updated 2-bedroom, 1.5-bath manufactured home offers a practical path to ownership. New carpet and fresh paint give it a clean start, and the remodeled main bathroom adds a modern touch. The layout is straightforward and functional, with solid storage and low upkeep. If you've been looking for an affordable place that's move-in ready and easy to maintain, this one makes sense.

Key facts

• Move-in ready
• Solid storage
• 4,356 sq ft lot

Tags

• UPDATED MANUFACTURED HOME
• REMODELED MAIN BATHROOM
• SOLID STORAGE
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Homeowners association with $80 monthly fee; Located in a senior community; Subdivision: LAVA BLUFF MOBILE HOME PARK AMD

Exterior

• Parking: Has carport; 1 covered parking space (carport); 1 total parking space
• Utilities: Natural gas available; Electricity connected; Water connected (culinary); Private sewer connected
• Home design: Mobile home; Single-family use; Built/standing condition
• Construction: Aluminum exterior; Asphalt roof; Built/standing (existing structure)
• Exterior features: Paved road access; Full landscaping

Interior

• Kitchen: Free standing range/oven; Refrigerator
• Bedrooms: 2 main-level bedrooms; Primary bedroom on the 1st floor
• Bathrooms: 1 full bathroom; 1 half bathroom (partial)
• Heating & cooling: Electric heating; Evaporative cooling
• Interior features: Free standing range/oven; Refrigerator included; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#163 in UT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: amenities F, commute 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: Hurricane School (math 32% / reading 38%, grade F, #388 of 585 statewide, top 67%, 706 students, 39% FRL); Tonaquint Intermediate (math 31% / reading 38%, grade F, #96 of 138 statewide, top 69%, 735 students, 42% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 1033 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,495
• Equity at exit: $18,638

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $30,334
• Equity at exit: $10,808

Cash invested: $35,000 (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 84737

• Home prices YoY: -22.8%
• Rents YoY: 2.7%
• Active inventory: 1033
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$52
• HOA: −$80
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $364

Break-even live

Break-even rent $1,128

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $434	-5% $399	+0% $364	+5% $328	+10% $293
Rent	-10% $238	-5% $301	+0% $364	+5% $426	+10% $489
Rate	-1.0pp $427	-0.5pp $395	base $364	+0.5pp $331	+1.0pp $298

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 24 events

1. 2026-05-15
   status Under Contract

   Show marketing remark (412 chars)

   Seller financing available. This updated 2-bedroom, 1.5-bath manufactured home offers a practical path to ownership. New carpet and fresh paint give it a clean start, and the remodeled main bathroom adds a modern touch. The layout is straightforward and functional, with solid storage and low upkeep. If you've been looking for an affordable place that's move-in ready and easy to maintain, this one makes sense.

2. 2026-05-15
   status Pending 412-char remark

   Show marketing remark (412 chars)

   Seller financing available. This updated 2-bedroom, 1.5-bath manufactured home offers a practical path to ownership. New carpet and fresh paint give it a clean start, and the remodeled main bathroom adds a modern touch. The layout is straightforward and functional, with solid storage and low upkeep. If you've been looking for an affordable place that's move-in ready and easy to maintain, this one makes sense.

3. 2026-05-15
   status Pending 412-char remark

   Show marketing remark (412 chars)

   Seller financing available. This updated 2-bedroom, 1.5-bath manufactured home offers a practical path to ownership. New carpet and fresh paint give it a clean start, and the remodeled main bathroom adds a modern touch. The layout is straightforward and functional, with solid storage and low upkeep. If you've been looking for an affordable place that's move-in ready and easy to maintain, this one makes sense.

4. 2026-03-04
   listed $125,000 Active 412-char remark

   Show marketing remark (412 chars)

   Seller financing available. This updated 2-bedroom, 1.5-bath manufactured home offers a practical path to ownership. New carpet and fresh paint give it a clean start, and the remodeled main bathroom adds a modern touch. The layout is straightforward and functional, with solid storage and low upkeep. If you've been looking for an affordable place that's move-in ready and easy to maintain, this one makes sense.

5. 2026-03-04
   listed $125,000 Active

   Show marketing remark (412 chars)

   Seller financing available. This updated 2-bedroom, 1.5-bath manufactured home offers a practical path to ownership. New carpet and fresh paint give it a clean start, and the remodeled main bathroom adds a modern touch. The layout is straightforward and functional, with solid storage and low upkeep. If you've been looking for an affordable place that's move-in ready and easy to maintain, this one makes sense.

6. 2026-03-02
   listed $125,000 Active 412-char remark

   Show marketing remark (412 chars)

   Seller financing available. This updated 2-bedroom, 1.5-bath manufactured home offers a practical path to ownership. New carpet and fresh paint give it a clean start, and the remodeled main bathroom adds a modern touch. The layout is straightforward and functional, with solid storage and low upkeep. If you've been looking for an affordable place that's move-in ready and easy to maintain, this one makes sense.

7. 2025-09-12
   historical
8. 2025-08-18
   status Active
9. 2025-08-18
   status Active
10. 2025-08-16
    historical Active Under Contract
11. 2025-08-16
    status Under Contract
12. 2025-08-05
    price $120,000
13. 2025-07-30
    price $120,000
14. 2025-07-30
    price $120,000
15. 2025-05-08
    price $130,000
16. 2025-05-08
    price $130,000
17. 2025-05-08
    price $130,000
18. 2025-04-04
    price $140,000
19. 2025-04-04
    listed $140,000 Active
20. 2025-04-04
    listed $140,000 Active
21. 2024-08-19
    price $149,900
22. 2024-07-09
    price $159,900
23. 2024-04-01
    soldstatus
24. 2024-04-01
    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: $1,246 · $104/mo
• Projected year-2 tax: $1,246 · $104/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 6 d/yr ≥101°F today · 15 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: $19,063
• − Mortgage interest: −$7,002
• − Property taxes: −$1,246
• − Insurance: −$625
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − HOA: −$960
• − Depreciation: −$3,636
• Taxable income: $2,544
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $3,752/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 — Hurricane

• Score: 65/100
• State rank: #163
• US rank: #13530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurricane, UT
• County: Washington County · 179,216 people
• City population: 24,359
• Metro: St. George, UT
• Population (ZIP): 24,359
• Household income: $75,545
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 382.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Scottish 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1% Other Asian/Pacific 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: ▼ -98.12%
• Current HPI: 331.4025
• Rent YoY: ▲ 2.72%
• 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

-21.8% since first listed

24 events — show timeline

• 2026-05-15 Pending — WFRMLS
• 2026-05-15 Pending — ICBORMLS
• 2026-05-15 Pending — WCBOR
• 2026-03-04 Listed $125,000 ICBORMLS
• 2026-03-04 Listed $125,000 WFRMLS
• 2026-03-02 Listed $125,000 WCBOR
• 2025-09-12 Listing Removed — WFRMLS
• 2025-08-18 Relisted — WFRMLS
• 2025-08-18 Relisted — ICBORMLS
• 2025-08-16 Contingent — ICBORMLS
• 2025-08-16 Pending — WFRMLS
• 2025-08-05 Price Changed $120,000 WCBOR
• 2025-07-30 Price Changed $120,000 ICBORMLS
• 2025-07-30 Price Changed $120,000 WFRMLS
• 2025-05-08 Price Changed $130,000 WCBOR
• 2025-05-08 Price Changed $130,000 WFRMLS
• 2025-05-08 Price Changed $130,000 ICBORMLS
• 2025-04-04 Price Changed $140,000 WCBOR
• 2025-04-04 Listed $140,000 ICBORMLS
• 2025-04-04 Listed $140,000 WFRMLS
• 2024-08-19 Price Changed $149,900 WCBOR
• 2024-07-09 Price Changed $159,900 WCBOR
• 2024-04-01 Sold (Public Records) — Public Records
• 2024-04-01 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,246 · +9.9% YoY. Source: county tax records.