1450 N Dixie Downs Rd #92 · St. George, UT 84770

$100,000

4 bd · 2.0 ba · 1,400 sqft · Manufactured · 70 Days on market

Built 1982 Good condition $600/mo HOA · 31% of rent

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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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• 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 MLS

NOT a 55+ Community & Land is NOT included. Lot is rented for $400/month. Water is $20/month & owner covers all other utilities. Completely remodeled with luxury vinyl plank flooring throughout, carpet in the bedrooms & tile flooring in the bathrooms. New electrical. .. wiring & circuitry, insulation, sheet rock, texture & paint, skirting & landscaping. Master suite includes a master bath & walk in closet. Close to grocery stores, schools & nearby parks. Please be aware: buyer must pass a background check & credit check through the Canyon View Park. (Seller WILL NOT owner finance).

Key facts

• New floors
• Fresh paint
• Modern upgrades

Tags

• NEW ROOF
• MODERN UPGRADES
• NEW WATER HEATER
• FRESH PAINT
• NEW FLOORS
• LANDSCAPING

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $600; HOA fee includes water and sewer

Exterior

• Parking: Carport with 2 spaces; No additional parking features listed
• Utilities: Sewer available; Electricity connected
• Home design: Residential mobile home; Single-story
• Construction: Wood siding and concrete construction; Pillar/post/pier foundation; Metal roof; Built as a mobile home
• Exterior features: Deck; Fenced; Level lot; Paved road access

Interior

• Kitchen: Range; Oven; Refrigerator
• Heating & cooling: Heat pump heating; Central air conditioning; Heating present
• Interior features: Walk-in closet(s); Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: Paradise Canyon (math 31% / reading 24%, grade F, #451 of 585 statewide, top 77%, 478 students, 62% 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).
• Market conditions: Rents rising (+2.4%/yr); 777 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/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 $691 of loan paydown is wiped out by about $3k 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 70 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (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. 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. 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.
6. 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.
7. 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: 1.92% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 4.3

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,440
• Equity at exit: $14,910

10-year hold

• IRR: 6.7%
• Equity multiple: 1.49×
• Total profit: $13,616
• Equity at exit: $8,646

Cash invested: $28,000 (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 84770

• Rents YoY: 2.4%
• Active inventory: 777
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$600
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $227

Break-even live

Break-even rent $1,634

Max offer price $100,000

Occupancy floor 83%

Sensitivity live

Price	-10% $296	-5% $262	+0% $227	+5% $193	+10% $158
Rent	-10% $76	-5% $151	+0% $227	+5% $303	+10% $379
Rate	-1.0pp $278	-0.5pp $253	base $227	+0.5pp $201	+1.0pp $175

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1664 N Dixie Downs Rd Unit 2 St. George, UT	3.0	2.5	1480	$1,700	$1.15	22d	1	0.29mi
1591 W 1170 N Unit 24 St. George, UT	3.0	2.5	1314	$1,588	$1.21	22d	1	0.39mi
1090 N 1800 West Cir Unit 4 St. George, UT	4.0	2.5	1450	$1,725	$1.19	22d	1	0.43mi
1840 W 1100 N St. George, UT	4.0	2.0	1634	$1,800	$1.10	22d	1	0.46mi
1308 W 1130 N #2 St George, UT	3.0	2.0	1300	$1,695	$1.30	15d	1	0.61mi
1606 N Raven Ln Saint George, UT	3.0	2.0	1670	$1,973	$1.18	22d	1	0.70mi
1040 N 1300 W #89 St. George, UT	3.0	2.0	1100	$1,795	$1.63	22d	1	0.74mi
960 Heritage Dr #52 Santa Clara, UT	3.0	2.5	1858	$2,200	$1.18	15d	1	1.01mi
1151 W 540 N Unit 4 St. George, UT	3.0	2.0	1000	$1,295	$1.29	22d	1	1.32mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1123	$1,975	$1.76	22d	18	1.39mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1187	$1,950	$1.64	15d	20	1.39mi
438 N Stone Mountain Dr #1 Saint George, UT	4.0	2.5	1483	$1,950	$1.31	15d	1	1.41mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: waterelectriclandscaping

Listing history 22 events

1. 2026-06-16
   status $100,000 Pending 70 DOM
2. 2026-06-15
   days on market $100,000 Active 70 DOM
3. 2026-06-14
   days on market $100,000 Active 68 DOM
4. 2026-06-13
   days on market $100,000 Active 67 DOM
5. 2026-06-10
   days on market $100,000 Active 65 DOM
6. 2026-06-09
   days on market $100,000 Active 64 DOM
7. 2026-06-08
   days on market $100,000 Active 63 DOM
8. 2026-06-07
   days on market $100,000 Active 62 DOM
9. 2026-06-05
   days on market $100,000 Active 59 DOM
10. 2026-06-03
    price $100,000 Active 57 DOM
11. 2026-06-02
    days on market $120,000 Active 57 DOM
12. 2026-06-01
    days on market $120,000 Active 56 DOM
13. 2026-05-31
    days on market $120,000 Active 55 DOM
14. 2026-05-30
    days on market $120,000 Active 54 DOM
15. 2026-05-15
    price $120,000
16. 2026-04-21
    price $135,000
17. 2026-04-06
    listed $150,000 Active
18. 2026-01-28
    price $150,000
19. 2025-10-28
    price $160,000
20. 2020-10-29
    soldstatus 642-char remark

    Show marketing remark (642 chars)

    NOT a 55+ Community & Land is NOT included. Lot is rented for $400/month. Water is $20/month & owner covers all other utilities. Completely remodeled with luxury vinyl plank flooring throughout, carpet in the bedrooms & tile flooring in the bathrooms. New electrical. .. wiring & circuitry, insulation, sheet rock, texture & paint, skirting & landscaping. Master suite includes a master bath & walk in closet. Close to grocery stores, schools & nearby parks. Please be aware: buyer must pass a background check & credit check through the Canyon View Park. (Seller WILL NOT owner finance).

21. 2020-08-06
    listed $87,500 642-char remark

    Show marketing remark (642 chars)

    NOT a 55+ Community & Land is NOT included. Lot is rented for $400/month. Water is $20/month & owner covers all other utilities. Completely remodeled with luxury vinyl plank flooring throughout, carpet in the bedrooms & tile flooring in the bathrooms. New electrical. .. wiring & circuitry, insulation, sheet rock, texture & paint, skirting & landscaping. Master suite includes a master bath & walk in closet. Close to grocery stores, schools & nearby parks. Please be aware: buyer must pass a background check & credit check through the Canyon View Park. (Seller WILL NOT owner finance).

22. 2020-03-15
    listed $87,500

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

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 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,065
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$7,200
• − Depreciation: −$2,909
• Taxable income: $1,664
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $2,329/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 turnkey home features a new roof, updated interiors, and modern upgrades, making it a great investment opportunity.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscaping — improves curb appeal and rental value
• Both replace carpet — updates interior and improves rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscaping — improves curb appeal and rental value ↑
• Both replace carpet — updates interior and improves 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

• Census place: St. George, UT
• 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

+37.1% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $120,000 WCBOR
• 2026-04-21 Price Changed $135,000 WCBOR
• 2026-04-06 Listed $150,000 WCBOR
• 2026-01-28 Price Changed $150,000 WCBOR
• 2025-10-28 Price Changed $160,000 WCBOR
• 2020-10-29 Sold (MLS) — ICBORMLS
• 2020-08-06 Listed $87,500 ICBORMLS
• 2020-03-15 Listed $87,500 ICBORMLS