625 E 300 S · Kanab, UT 84741

$42,900

1 bd · 1.0 ba · 400 sqft · Other · 6 Days on market

Built 1985 Poor condition

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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
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Do you work hard? Play hard? This tiny home is located in the heart of Kanab and the Vermilion Cliffs, making it the perfect place to come home to, full or part-time! The Kabana has served as a beloved Airbnb for more than 3 years. But don & acirc; & euro; & trade; t take our word for it. Read reviews from past guests who found The Kabana a beautiful and relaxing place to call home! Click or paste this link: www. airbnb.com/h/kanab-kabana Close to Zion, Bryce, and the North Rim National Parks! Our other unit, The Kabinette, is also for sale! The two together would pair perfectly for families, friends, or hunters wishing to adventure together while maintaining privacy. Sol

Key facts

• Close to bryce
• Vermilion cliffs
• Close to zion

Tags

• VERMILION CLIFFS
• CLOSE TO ZION
• CLOSE TO BRYCE
• COMPLETELY FURNISHED
• PROPANE GRILL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $43k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($847 rent vs $43k).

Location & tenants

• Location reads 70/100 on livability (#95 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, schools A-; Watch: amenities F, commute F.
• Kane District (town): math 51% / reading 50% proficiency, ranked #22 of 80 in UT (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 132 active listings in the ZIP; 186 units permitted in Kane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $42,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.97% ✓
• Cap rate: 16.72%
• Cash-on-cash: 37.24%
• DSCR: 2.66
• GRM: 4.2

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: 33.2%
• Equity multiple: 2.40×
• Total profit: $16,803
• Equity at exit: $6,397

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $45,255
• Equity at exit: $3,709

Cash invested: $12,012 (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 84741

• Active inventory: 132
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $644/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $373

Break-even live

Break-even rent $375

Max offer price $42,900

Occupancy floor 51%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $42,900 Active 6 DOM
2. 2026-06-17
   days on market $42,900 Active 5 DOM
3. 2026-06-16
   days on market $42,900 Active 4 DOM
4. 2026-06-15
   days on market $42,900 Active 3 DOM
5. 2026-06-15
   days on market $42,900 Active 2 DOM
6. 2026-06-12
   remarks 687-char remark
7. 2026-06-12
   listed $42,900 Active 1 DOM

ⓘ 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: $10,166
• − Mortgage interest: −$2,403
• − Property taxes: −$644
• − Insurance: −$214
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$1,248
• Taxable income: $4,030
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $3,506/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to become move-in ready and significantly increase its value.

Repairs flagged

• Major exterior siding — Significant wear and tear.
• Major roof — Appears old and possibly leaking.
• Major interior walls and paint — No photos show interior condition.
• Major kitchen and bathrooms — No photos show interior condition.
• Major landscaping and curb appeal — No photos show exterior condition.

Value-add opportunities

• Both exterior siding replacement — Improves curb appeal and value.
• Both roof repair/replacement — Fixes potential leak and enhances value.
• Both interior paint and updates — Enhances living space and appeal.
• Both landscaping and curb appeal — Improves overall property value and appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear.	Major	$15,000–50,000
roof · Appears old and possibly leaking.	Major	$15,000–50,000
interior walls and paint · No photos show interior condition.	Major	$15,000–50,000
kitchen and bathrooms · No photos show interior condition.	Major	$15,000–50,000
landscaping and curb appeal · No photos show exterior condition.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding replacement — Improves curb appeal and value. ↑
• Both roof repair/replacement — Fixes potential leak and enhances value. ↑
• Both interior paint and updates — Enhances living space and appeal. ↑
• Both landscaping and curb appeal — Improves overall property value and appeal. ↑

ⓘ 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: Kane District
• NCES district ID: 4900480
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $46,696
• Composite: 42.9/100
• National rank: #3124
• State rank: #22 of 80 in UT

Livability — Kanab

• Score: 70/100
• State rank: #95
• US rank: #7995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kanab, UT
• Population (ZIP): 6,145

Population outlook (Kane County) Hauer SSP2

• Today (2025): 7,284 people
• By 2030: 7,318 · +0.5%
• By 2040: 7,305 · +0.3%
• By 2050: 7,309 · +0.3%
• By 2075: 7,351 · +0.9%
• By 2100: 6,942 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Kane

• 2024 margin: Solid R (+47.7) · D 25.4% · R 73.0% · Other 1.6%
• 2008→2024 swing: -4.7pp toward R · 2008: -43.0pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.8 2016: R+43.3 2012: R+53.2 2008: R+43.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.92%
• Current HPI: 243.3252
• Rent YoY: —
• Metro: —
• 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

• 2026-06-13 Listed $42,900 FSBO.com