1845 W Canyon Dr #1206 · St. George, UT 84770

$59,000

2 bd · 2.0 ba · 1,142 sqft · Condo · 70 Days on market

Built 1997 Good condition $110/mo HOA · 7% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Most affordable fractional in Washington County! Enjoy 1/8 (44 days annually) at beautiful Las Palmas resort in St. George. Unit 1206 is ideally located with the back patio just steps from the waterfall pool. Owners have made special modifications in the home to fit a primary bedroom king, 3 full size queen beds and a Murphy bed fitting up to 10 in beds. The most affordable way to enjoy St. George sunshine. Call today for a showing!

Key facts

• Waterfall pool
• Back patio
• $110 HOA

Tags

• WATERFALL POOL
• BACK PATIO

Property features AI

Finance

• Other: Fractional ownership
• HOA & community: Homeowners association with monthly fee of $110; Community clubhouse; Playground; Pool; Spa/Hot Tub; Tennis courts

Exterior

• Parking: 1 total parking space; 1 covered garage space; 1-car garage
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Condo, main-level unit; Multi-family zoning
• Construction: Stucco construction; Tile roof; Slab foundation; Built / Standing
• Exterior features: Full landscaping

Interior

• Kitchen: Microwave; Refrigerator; Disposal
• Bedrooms: 2 main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Primary bath; Disposal; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Arrowhead School (math 34% / reading 36%, grade F, #388 of 585 statewide, top 67%, 552 students, 30% FRL); Dixie High (math 26% / reading 37%, grade F, #117 of 171 statewide, top 68%, 1,293 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 777 active listings in the ZIP; 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 $408 of loan paydown is wiped out by about $2k 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 + 2.4% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.82% ✓
• Cap rate: 22.47%
• Cash-on-cash: 57.77%
• DSCR: 3.57
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: 55.6%
• Equity multiple: 3.43×
• Total profit: $40,217
• Equity at exit: $8,797

10-year hold

• IRR: 60.4%
• Equity multiple: 6.85×
• Total profit: $96,704
• Equity at exit: $5,101

Cash invested: $16,520 (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 84770

• Rents YoY: 2.4%
• Active inventory: 777
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$110
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $795

Break-even live

Break-even rent $655

Max offer price $59,000

Occupancy floor 47%

Sensitivity live

Price	-10% $836	-5% $816	+0% $795	+5% $775	+10% $754
Rent	-10% $664	-5% $730	+0% $795	+5% $861	+10% $927
Rate	-1.0pp $825	-0.5pp $810	base $795	+0.5pp $780	+1.0pp $764

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $110 · $1,320/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-19
   days on market $59,000 Active 70 DOM
2. 2026-06-18
   days on market $59,000 Active 69 DOM
3. 2026-06-17
   days on market $59,000 Active 68 DOM
4. 2026-06-16
   days on market $59,000 Active 67 DOM
5. 2026-06-15
   days on market $59,000 Active 66 DOM
6. 2026-06-14
   days on market $59,000 Active 64 DOM
7. 2026-06-13
   days on market $59,000 Active 63 DOM
8. 2026-06-10
   days on market $59,000 Active 61 DOM
9. 2026-06-09
   days on market $59,000 Active 60 DOM
10. 2026-06-08
    days on market $59,000 Active 59 DOM
11. 2026-06-07
    days on market $59,000 Active 58 DOM
12. 2026-06-05
    days on market $59,000 Active 55 DOM
13. 2026-06-02
    days on market $59,000 Active 53 DOM
14. 2026-06-01
    days on market $59,000 Active 52 DOM
15. 2026-05-31
    days on market $59,000 Active 51 DOM
16. 2026-05-30
    days on market $59,000 Active 50 DOM
17. 2026-04-10
    listed $59,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,944
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − HOA: −$1,320
• − Depreciation: −$1,716
• Taxable income: $9,232
• Est. tax owed @ 24.0%: −$2,216
• After-tax cash flow: $7,327/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo is in good condition with minimal repairs needed. Painting the exterior siding and cleaning gutters can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Washington County · 179,216 people
• City population: 101,579
• Metro: St. George, UT
• Population (ZIP): 48,397
• Household income: $70,024
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1605.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 6% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 8% Slovak 4% Scottish 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 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: ▼ -356.86%
• Current HPI: 234.9418
• Rent YoY: ▲ 2.42%
• 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

1 event — show timeline

• 2026-04-10 Listed $59,000 WFRMLS