49 E 600 N · Hurricane, UT 84737

$215,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 71 Days on market

Built 1977 9,583 sqft lot

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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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity with potential! This 2 bed, 2 bath 1977 Hillcrest mobile home offers 1,056 sq ft on a spacious 0.22-acre lot with pressurized irrigation. Features include natural gas heat, central A/C, a small workshop, and plenty of room for RV or extra parking. The home needs updating but could shine with some TLC--great for investors or buyers looking to customize. Roof-mounted evaporative cooler is not hooked up. Sold As-Is and priced accordingly--bring your ideas and make it your own!

Key facts

• Extra parking
• Natural gas heat
• Central a/c

Tags

• PRESSURIZED IRRIGATION
• NATURAL GAS HEAT
• CENTRAL A/C
• SMALL WORKSHOP
• ROOM FOR RV PARKING
• EXTRA PARKING

Property features AI

Finance

• Financial info: Annual tax amount listed
• HOA & community: Located in the HURRICANE FIELD SURVEY subdivision

Exterior

• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected (culinary and pressurized irrigation)
• Home design: Mobile (manufactured) home; Single-family use; Built/standing construction
• Construction: Aluminum exterior; Asphalt roof
• Exterior features: Covered patio; Storm doors; Mountain view; Curb and gutter; Paved roads; Sidewalks; Flat terrain

Interior

• Kitchen: Free-standing range/oven
• Bedrooms: 2 main level bedrooms; Primary bedroom on the 1st floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Free-standing range/oven; Ceiling fan; Window coverings; No basement; 8 total rooms
• Laundry & utility: Utilities include natural gas, electricity, sewer and water (connected)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $48 ($577/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (19.0% below list).
• Recommended offer: $174k (19.0% 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: Hurricane School (math 32% / reading 38%, grade F, #388 of 585 statewide, top 67%, 706 students, 39% FRL); Tonaquint Intermediate (math 31% / reading 38%, grade F, #96 of 138 statewide, top 69%, 735 students, 42% FRL); Hurricane High (math 23% / reading 53%, 1,201 students, 30% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 1038 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 71 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,119 (19.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.81% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.3

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-32,338
• Equity at exit: $32,057

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-26,501
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $48

Break-even live

Break-even rent $1,680

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $170	-5% $109	+0% $48	+5% $-13	+10% $-74
Rent	-10% $-89	-5% $-21	+0% $48	+5% $117	+10% $186
Rate	-1.0pp $156	-0.5pp $103	base $48	+0.5pp $-8	+1.0pp $-64

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
983 W State St Unit B-204 Hurricane, UT	3.0	2.0	1350	$1,710	$1.27	22d	1	1.27mi
983 W State St Unit B-101 Hurricane, UT	2.0	1.0	1100	$1,635	$1.49	15d	1	1.27mi
983 W State St Unit B-303 Hurricane, UT	3.0	2.0	1350	$1,765	$1.31	22d	1	1.27mi
983 W State St Unit A104 Hurricane, UT	3.0	2.0	1350	$1,810	$1.34	15d	1	1.27mi
983 W State St Unit A-204 Hurricane, UT	3.0	2.0	1350	$1,795	$1.33	15d	1	1.27mi
179 N 470 W Unit B La Verkin, UT	1.0	1.0	900	$1,125	$1.25	22d	1	1.32mi

Listing history 10 events

1. 2026-06-03
   status $215,000 Under Contract 71 DOM
2. 2026-06-02
   days on market $215,000 Active 71 DOM
3. 2026-06-01
   days on market $215,000 Active 70 DOM
4. 2026-05-31
   days on market $215,000 Active 69 DOM
5. 2026-05-30
   days on market $215,000 Active 68 DOM
6. 2026-04-09
   status Pending 501-char remark

   Show marketing remark (501 chars)

   Affordable opportunity with potential! This 2 bed, 2 bath 1977 Hillcrest mobile home offers 1,056 sq ft on a spacious 0.22-acre lot with pressurized irrigation. Features include natural gas heat, central A/C, a small workshop, and plenty of room for RV or extra parking. The home needs updating but could shine with some TLC--great for investors or buyers looking to customize. Roof-mounted evaporative cooler is not hooked up. Sold As-Is and priced accordingly--bring your ideas and make it your own!

7. 2026-04-09
   historical Active Under Contract 501-char remark

   Show marketing remark (501 chars)

   Affordable opportunity with potential! This 2 bed, 2 bath 1977 Hillcrest mobile home offers 1,056 sq ft on a spacious 0.22-acre lot with pressurized irrigation. Features include natural gas heat, central A/C, a small workshop, and plenty of room for RV or extra parking. The home needs updating but could shine with some TLC--great for investors or buyers looking to customize. Roof-mounted evaporative cooler is not hooked up. Sold As-Is and priced accordingly--bring your ideas and make it your own!

8. 2026-03-23
   listed $215,000 Active 501-char remark

   Show marketing remark (501 chars)

   Affordable opportunity with potential! This 2 bed, 2 bath 1977 Hillcrest mobile home offers 1,056 sq ft on a spacious 0.22-acre lot with pressurized irrigation. Features include natural gas heat, central A/C, a small workshop, and plenty of room for RV or extra parking. The home needs updating but could shine with some TLC--great for investors or buyers looking to customize. Roof-mounted evaporative cooler is not hooked up. Sold As-Is and priced accordingly--bring your ideas and make it your own!

9. 2026-03-23
   listed $215,000 Active 501-char remark

   Show marketing remark (501 chars)

   Affordable opportunity with potential! This 2 bed, 2 bath 1977 Hillcrest mobile home offers 1,056 sq ft on a spacious 0.22-acre lot with pressurized irrigation. Features include natural gas heat, central A/C, a small workshop, and plenty of room for RV or extra parking. The home needs updating but could shine with some TLC--great for investors or buyers looking to customize. Roof-mounted evaporative cooler is not hooked up. Sold As-Is and priced accordingly--bring your ideas and make it your own!

10. 2026-03-23
    listed $215,000 Active

    Show marketing remark (501 chars)

    Affordable opportunity with potential! This 2 bed, 2 bath 1977 Hillcrest mobile home offers 1,056 sq ft on a spacious 0.22-acre lot with pressurized irrigation. Features include natural gas heat, central A/C, a small workshop, and plenty of room for RV or extra parking. The home needs updating but could shine with some TLC--great for investors or buyers looking to customize. Roof-mounted evaporative cooler is not hooked up. Sold As-Is and priced accordingly--bring your ideas and make it your own!

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$94/yr (+$8/mo · 7.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 20 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: $20,894
• − Mortgage interest: −$12,043
• − Property taxes: −$1,325
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$6,255
• Taxable loss: −$3,147
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $1,332/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

+0.0% since first listed

5 events — show timeline

• 2026-04-09 Pending — WCBOR
• 2026-04-09 Contingent — ICBORMLS
• 2026-03-23 Listed $215,000 ICBORMLS
• 2026-03-23 Listed $215,000 WCBOR
• 2026-03-23 Listed $215,000 WFRMLS

Property tax history

+7.9%/yr

Latest (2025): $1,325 · +5.9% YoY. Source: county tax records.