625 E 300 S

Kanab, UT 84741

$42,900B-

1 bd · 1.0 ba · 400 sqft · Built 1985 · Other · Active · 6 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $847/mo
• Mortgage (P&I): −$225
• Tax + insurance: −$72
• HOA: −$0
• Vac / Maint / Mgmt: −$178
• Net cashflow: $373/mo
• Annual: $4,473/yr
• Cap rate: 16.72%
• Cash-on-cash: 37.24%
• DSCR: 2.66
• 1% rule: 1.97%
• Cash to close: $12,012

Investor read

• This is a 1-bed/1.0-bath other listed at $43k. Condition is rated poor.
• 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).
• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.