7 Archview Dr Dr · Hurricane, UT 84737

$175,000

1 bd · 2.0 ba · 614 sqft · Manufactured public records · 72 Days on market

Built 2000 2,178 sqft lot $155/mo HOA · 11% of rent ↓ 12% since listing

---

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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 1-bed, 2-bath manufactured home on a low-maintenance 0.05-acre lot. Second living space can Enjoy a bright, open layout with a screened-in porch perfect for relaxing year-round. The community offers exceptional amenities including a clubhouse, pool, and putting green. Take in be used as a guest room. Stunning views of the Red Cliffs Reserve and Pine Valley Mountain right from your doorstep. Ideally located near world-class fishing, hiking, biking, and UTV trails--this is Southern Utah living at its best.

Key facts

• Screened-in porch
• Clubhouse
• Pool

Tags

• SCREENED-IN PORCH
• CLUBHOUSE
• POOL
• PUTTING GREEN
• WORLD-CLASS FISHING
• HIKING

Property features AI

Finance

• HOA & community: Homeowners association with clubhouse and pool; Monthly HOA fee of $155 covering sewer, water and trash

Exterior

• Utilities: Sewer connected
• Home design: Manufactured house; One story
• Construction: Masonite exterior
• Exterior features: Deck; Covered porch; Porch; Landscaped lot; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric forced-air heating
• Interior features: Insulated windows; Double-pane windows; Window coverings
• Laundry & utility: Stacked washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (21.6% below list).
• Recommended offer: $137k (21.6% below list) — sets the bar for 1% rule.

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: Coral Canyon School (math 28% / reading 33%, grade F, #432 of 585 statewide, top 74%, 565 students, 50% FRL); Sunrise Ridge Intermediate (math 52% / reading 54%, grade C+, #17 of 138 statewide, top 12%, 810 students, 17% FRL); Desert Hills High (math 47% / reading 58%, grade C-, #22 of 171 statewide, top 13%, 1,210 students, 15% FRL).
• Market conditions: Rents rising (+2.7%/yr); 1038 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 $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 72 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,159 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 10.6

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: -21.6%
• Equity multiple: 0.26×
• Total profit: $-36,491
• Equity at exit: $26,093

10-year hold

• IRR: -15.9%
• Equity multiple: 0.12×
• Total profit: $-43,274
• Equity at exit: $15,131

Cash invested: $49,000 (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: 1038
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$73
• HOA: −$155
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-122

Break-even live

Break-even rent $1,526

Max offer price $153,459

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-72	+0% $-122	+5% $-171	+10% $-221
Rent	-10% $-230	-5% $-176	+0% $-122	+5% $-68	+10% $-14
Rate	-1.0pp $-34	-0.5pp $-77	base $-122	+0.5pp $-167	+1.0pp $-213

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $155 · $1,860/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-22
   days on market $175,000 Active 72 DOM
2. 2026-06-19
   days on market $175,000 Active 70 DOM
3. 2026-06-18
   days on market $175,000 Active 69 DOM
4. 2026-06-17
   days on market $175,000 Active 68 DOM
5. 2026-06-16
   days on market $175,000 Active 67 DOM
6. 2026-06-15
   days on market $175,000 Active 66 DOM
7. 2026-06-14
   days on market $175,000 Active 64 DOM
8. 2026-06-13
   days on market $175,000 Active 63 DOM
9. 2026-06-10
   days on market $175,000 Active 61 DOM
10. 2026-06-09
    days on market $175,000 Active 60 DOM
11. 2026-06-08
    days on market $175,000 Active 59 DOM
12. 2026-06-07
    days on market $175,000 Active 58 DOM
13. 2026-06-05
    days on market $175,000 Active 55 DOM
14. 2026-06-02
    days on market $175,000 Active 53 DOM
15. 2026-06-01
    days on market $175,000 Active 52 DOM
16. 2026-05-31
    days on market $175,000 Active 51 DOM
17. 2026-05-30
    days on market $175,000 Active 50 DOM
18. 2026-05-19
    price $175,000 534-char remark

    Show marketing remark (534 chars)

    Welcome to this charming 1-bed, 2-bath manufactured home on a low-maintenance 0.05-acre lot. Second living space can Enjoy a bright, open layout with a screened-in porch perfect for relaxing year-round. The community offers exceptional amenities including a clubhouse, pool, and putting green. Take in be used as a guest room. Stunning views of the Red Cliffs Reserve and Pine Valley Mountain right from your doorstep. Ideally located near world-class fishing, hiking, biking, and UTV trails--this is Southern Utah living at its best.

19. 2026-05-19
    price $175,000

    Show marketing remark (534 chars)

    Welcome to this charming 1-bed, 2-bath manufactured home on a low-maintenance 0.05-acre lot. Second living space can Enjoy a bright, open layout with a screened-in porch perfect for relaxing year-round. The community offers exceptional amenities including a clubhouse, pool, and putting green. Take in be used as a guest room. Stunning views of the Red Cliffs Reserve and Pine Valley Mountain right from your doorstep. Ideally located near world-class fishing, hiking, biking, and UTV trails--this is Southern Utah living at its best.

20. 2026-04-11
    listed $199,900 Active 534-char remark

    Show marketing remark (534 chars)

    Welcome to this charming 1-bed, 2-bath manufactured home on a low-maintenance 0.05-acre lot. Second living space can Enjoy a bright, open layout with a screened-in porch perfect for relaxing year-round. The community offers exceptional amenities including a clubhouse, pool, and putting green. Take in be used as a guest room. Stunning views of the Red Cliffs Reserve and Pine Valley Mountain right from your doorstep. Ideally located near world-class fishing, hiking, biking, and UTV trails--this is Southern Utah living at its best.

21. 2026-04-11
    listed $199,900 Active

    Show marketing remark (534 chars)

    Welcome to this charming 1-bed, 2-bath manufactured home on a low-maintenance 0.05-acre lot. Second living space can Enjoy a bright, open layout with a screened-in porch perfect for relaxing year-round. The community offers exceptional amenities including a clubhouse, pool, and putting green. Take in be used as a guest room. Stunning views of the Red Cliffs Reserve and Pine Valley Mountain right from your doorstep. Ideally located near world-class fishing, hiking, biking, and UTV trails--this is Southern Utah living at its best.

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: +$437/yr (+$36/mo · 60.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥102°F today · 13 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: $16,459
• − Mortgage interest: −$9,803
• − Property taxes: −$718
• − Insurance: −$875
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − HOA: −$1,860
• − Depreciation: −$5,091
• Taxable loss: −$4,521
• Est. tax savings @ 24.0%: +$1,085
• After-tax cash flow: $-378/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

-12.5% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $175,000 WCBOR
• 2026-05-19 Price Changed $175,000 ICBORMLS
• 2026-04-11 Listed $199,900 WCBOR
• 2026-04-11 Listed $199,900 ICBORMLS

Property tax history

+6.5%/yr

Latest (2025): $718 · +3.7% YoY. Source: county tax records.