1614 S Chaparell Dr · Toquerville, UT 84774

$395,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records

Built 2000 0.56 ac lot

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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 +16.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience peaceful living with breathtaking views of the mountains surrounding Zion National Park from this beautifully maintained and thoughtfully updated home situated on an expansive . 56-acre lot! Filled with warmth and natural light, the inviting interior features soaring vaulted ceilings, beautiful flooring throughout, fresh new paint, and a stunning kitchen highlighted by a gorgeous blue-green tile backsplash, skylight, and charming finishes that create a bright and welcoming atmosphere. The spacious primary suite offers the perfect place to unwind with a large soaking tub, dual vanity, and walk-in closet, while the large laundry room provides excellent storage and everyday convenience. Step outside to your own private backyard oasis featuring mature shade, fruit, and nut trees, an expansive covered patio ideal for entertaining, and a cozy fire pit area perfect for enjoying the peaceful surroundings and incredible scenery. Completing the property is a huge storage shed offering ample room for tools, hobbies, outdoor gear, or additional storage needs. Buyer to verify all information, deemed reliable, however buyer to verify all info including utilities, rental restrictions, and HOA information if applicable.

Key facts

• 0.56 acre lot
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $395k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/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 $330k (16.5% below list).
• Recommended offer: $330k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#131 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, cost of living 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: Laverkin School (math 37% / reading 47%, grade F, #287 of 585 statewide, top 52%, 411 students, 54% FRL); Tonaquint Intermediate (math 31% / reading 38%, grade F, #96 of 138 statewide, top 69%, 735 students, 42% FRL).
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Washington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $111k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y ago 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 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $330,000 (16.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.84% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $230,233
• Equity at exit: $355,847

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $665,639
• Equity at exit: $767,398

Cash invested: $110,600 (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 84774

• Home prices YoY: 6.0%
• Active inventory: 49
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $240

Break-even live

Break-even rent $2,996

Max offer price $395,000

Occupancy floor 88%

Sensitivity live

Price	-10% $463	-5% $352	+0% $240	+5% $128	+10% $16
Rent	-10% $-21	-5% $110	+0% $240	+5% $370	+10% $501
Rate	-1.0pp $439	-0.5pp $340	base $240	+0.5pp $138	+1.0pp $33

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 W Lake Ln Toquerville, UT	4.0	2.0	2119	$3,300	$1.56	21d	1	1.01mi

Listing history 9 events

1. 2026-05-15
   historical

   Show marketing remark (1234 chars)

   Experience peaceful living with breathtaking views of the mountains surrounding Zion National Park from this beautifully maintained and thoughtfully updated home situated on an expansive . 56-acre lot! Filled with warmth and natural light, the inviting interior features soaring vaulted ceilings, beautiful flooring throughout, fresh new paint, and a stunning kitchen highlighted by a gorgeous blue-green tile backsplash, skylight, and charming finishes that create a bright and welcoming atmosphere. The spacious primary suite offers the perfect place to unwind with a large soaking tub, dual vanity, and walk-in closet, while the large laundry room provides excellent storage and everyday convenience. Step outside to your own private backyard oasis featuring mature shade, fruit, and nut trees, an expansive covered patio ideal for entertaining, and a cozy fire pit area perfect for enjoying the peaceful surroundings and incredible scenery. Completing the property is a huge storage shed offering ample room for tools, hobbies, outdoor gear, or additional storage needs. Buyer to verify all information, deemed reliable, however buyer to verify all info including utilities, rental restrictions, and HOA information if applicable.

2. 2026-05-15
   listed $395,000

   Show marketing remark (1234 chars)

   Experience peaceful living with breathtaking views of the mountains surrounding Zion National Park from this beautifully maintained and thoughtfully updated home situated on an expansive . 56-acre lot! Filled with warmth and natural light, the inviting interior features soaring vaulted ceilings, beautiful flooring throughout, fresh new paint, and a stunning kitchen highlighted by a gorgeous blue-green tile backsplash, skylight, and charming finishes that create a bright and welcoming atmosphere. The spacious primary suite offers the perfect place to unwind with a large soaking tub, dual vanity, and walk-in closet, while the large laundry room provides excellent storage and everyday convenience. Step outside to your own private backyard oasis featuring mature shade, fruit, and nut trees, an expansive covered patio ideal for entertaining, and a cozy fire pit area perfect for enjoying the peaceful surroundings and incredible scenery. Completing the property is a huge storage shed offering ample room for tools, hobbies, outdoor gear, or additional storage needs. Buyer to verify all information, deemed reliable, however buyer to verify all info including utilities, rental restrictions, and HOA information if applicable.

3. 2026-05-15
   historical 1234-char remark

   Show marketing remark (1234 chars)

   Experience peaceful living with breathtaking views of the mountains surrounding Zion National Park from this beautifully maintained and thoughtfully updated home situated on an expansive . 56-acre lot! Filled with warmth and natural light, the inviting interior features soaring vaulted ceilings, beautiful flooring throughout, fresh new paint, and a stunning kitchen highlighted by a gorgeous blue-green tile backsplash, skylight, and charming finishes that create a bright and welcoming atmosphere. The spacious primary suite offers the perfect place to unwind with a large soaking tub, dual vanity, and walk-in closet, while the large laundry room provides excellent storage and everyday convenience. Step outside to your own private backyard oasis featuring mature shade, fruit, and nut trees, an expansive covered patio ideal for entertaining, and a cozy fire pit area perfect for enjoying the peaceful surroundings and incredible scenery. Completing the property is a huge storage shed offering ample room for tools, hobbies, outdoor gear, or additional storage needs. Buyer to verify all information, deemed reliable, however buyer to verify all info including utilities, rental restrictions, and HOA information if applicable.

4. 2026-05-12
   listed $395,000 1234-char remark

   Show marketing remark (1234 chars)

   Experience peaceful living with breathtaking views of the mountains surrounding Zion National Park from this beautifully maintained and thoughtfully updated home situated on an expansive . 56-acre lot! Filled with warmth and natural light, the inviting interior features soaring vaulted ceilings, beautiful flooring throughout, fresh new paint, and a stunning kitchen highlighted by a gorgeous blue-green tile backsplash, skylight, and charming finishes that create a bright and welcoming atmosphere. The spacious primary suite offers the perfect place to unwind with a large soaking tub, dual vanity, and walk-in closet, while the large laundry room provides excellent storage and everyday convenience. Step outside to your own private backyard oasis featuring mature shade, fruit, and nut trees, an expansive covered patio ideal for entertaining, and a cozy fire pit area perfect for enjoying the peaceful surroundings and incredible scenery. Completing the property is a huge storage shed offering ample room for tools, hobbies, outdoor gear, or additional storage needs. Buyer to verify all information, deemed reliable, however buyer to verify all info including utilities, rental restrictions, and HOA information if applicable.

5. 2026-05-12
   status Pending 1234-char remark

   Show marketing remark (1234 chars)

   Experience peaceful living with breathtaking views of the mountains surrounding Zion National Park from this beautifully maintained and thoughtfully updated home situated on an expansive . 56-acre lot! Filled with warmth and natural light, the inviting interior features soaring vaulted ceilings, beautiful flooring throughout, fresh new paint, and a stunning kitchen highlighted by a gorgeous blue-green tile backsplash, skylight, and charming finishes that create a bright and welcoming atmosphere. The spacious primary suite offers the perfect place to unwind with a large soaking tub, dual vanity, and walk-in closet, while the large laundry room provides excellent storage and everyday convenience. Step outside to your own private backyard oasis featuring mature shade, fruit, and nut trees, an expansive covered patio ideal for entertaining, and a cozy fire pit area perfect for enjoying the peaceful surroundings and incredible scenery. Completing the property is a huge storage shed offering ample room for tools, hobbies, outdoor gear, or additional storage needs. Buyer to verify all information, deemed reliable, however buyer to verify all info including utilities, rental restrictions, and HOA information if applicable.

6. 2026-05-11
   listed $395,000 Active 1234-char remark

   Show marketing remark (1234 chars)

   Experience peaceful living with breathtaking views of the mountains surrounding Zion National Park from this beautifully maintained and thoughtfully updated home situated on an expansive . 56-acre lot! Filled with warmth and natural light, the inviting interior features soaring vaulted ceilings, beautiful flooring throughout, fresh new paint, and a stunning kitchen highlighted by a gorgeous blue-green tile backsplash, skylight, and charming finishes that create a bright and welcoming atmosphere. The spacious primary suite offers the perfect place to unwind with a large soaking tub, dual vanity, and walk-in closet, while the large laundry room provides excellent storage and everyday convenience. Step outside to your own private backyard oasis featuring mature shade, fruit, and nut trees, an expansive covered patio ideal for entertaining, and a cozy fire pit area perfect for enjoying the peaceful surroundings and incredible scenery. Completing the property is a huge storage shed offering ample room for tools, hobbies, outdoor gear, or additional storage needs. Buyer to verify all information, deemed reliable, however buyer to verify all info including utilities, rental restrictions, and HOA information if applicable.

7. 2018-11-14
   soldstatus
8. 2017-06-23
   soldstatus
9. 2017-05-03
   listed $150,000

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $2,607 · $217/mo
• Expected delta: +$1,034/yr (+$86/mo · 65.7%)

ⓘ 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 8 d/yr ≥101°F today · 21 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: $39,600
• − Mortgage interest: −$22,126
• − Property taxes: −$1,573
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$11,491
• Taxable loss: −$3,901
• Est. tax savings @ 24.0%: +$936
• After-tax cash flow: $3,815/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 — Toquerville

• Score: 67/100
• State rank: #131
• US rank: #10811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toquerville, UT
• City population: 2,115
• Population (ZIP): 2,115

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 7% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scottish 6% Serbian 5% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% Other Indo-European 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: ▲ 21.68%
• Current HPI: 382.97
• 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

+163.3% since first listed

9 events — show timeline

• 2026-05-15 Listing Removed — WFRMLS
• 2026-05-15 Listed $395,000 WFRMLS
• 2026-05-15 Delisted — ICBORMLS
• 2026-05-12 Listed $395,000 ICBORMLS
• 2026-05-12 Pending — WCBOR
• 2026-05-11 Listed $395,000 WCBOR
• 2018-11-14 Sold (Public Records) — Public Records
• 2017-06-23 Sold (MLS) — ICBORMLS
• 2017-05-03 Listed $150,000 ICBORMLS

Property tax history

+6.0%/yr

Latest (2025): $1,573 · +9.2% YoY. Source: county tax records.