5394 S Aquamarine Ln · St. George, UT 84790

$199,999

5 bd · 5.0 ba · 2,604 sqft · Condo public records · 264 Days on market

Built 2023 $59/mo HOA · 2% of rent ↓ 4% since listing

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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 +21.4/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desert Color inventory at $209,999??? This home is being sold in 1/8th Ownership. You now have the ability to Co-own a 5 bedroom 5 bathroom townhome complete with all luxury furnishings/decor and a balcony hot tub, and at a fraction of the price!!! Offset your cost of luxury ownership by 87% with other owners. This home is also approved for Nightly Rental! Get ready to enjoy vacation time or rent-it out nightly at one of Southern Utah's most incredible communities And yes, they seriously built a 2.5 acre swimming pool and surrounded it by white sands and palm trees! If you haven't checked out an EmberHome yet or the Desert Color community, you are missing out! Call for more details about the Co-Ownership model, and the home itself. We believe in low pressure, and high education. Monthly operating costs estimated at $491 per month per 1/8th Ownership (Includes utilities, maintenance, HOA, Reserve Fund Cont, Prop Tax, Management, Homeowner's Insurance). Square footage figures are provided as a courtesy estimate only and were obtained from the Builder. Buyer is advised to obtain an independent measurement.

Key facts

• Luxury furnishings
• Balcony hot tub
• $59 HOA

Tags

• BALCONY HOT TUB
• 2.5 ACRE SWIMMING POOL
• APPROVED FOR NIGHTLY RENTAL
• LUXURY FURNISHINGS

Property features AI

Finance

• Other: Zoning allows single-family use and short term rentals
• HOA & community: Homeowners association with quarterly fee; Association amenities include clubhouse, pool, spa/hot tub, and fire pit; Pets not permitted; Subdivision: DESERT COLOR RESORT PH 5

Exterior

• Parking: Attached garage; 2 covered parking spaces (2 total parking spaces, 2 garage spaces)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Townhouse (row-end); Fractional ownership; Residential use; Faces northwest; Flat roof
• Construction: Stucco construction; Built and currently standing; Slab foundation
• Exterior features: Covered deck; Open patio; Spa/Hot tub; Mountain view; Paved roads and sidewalks; Landscaping: full; Xeriscaped

Interior

• Kitchen: Gas oven; Gas range; Built-in range/oven
• Bedrooms: Main level bedroom (1 on main level); Primary bedroom located on 1st and 2nd floors
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 3 full bathrooms; 2 three-quarter bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Walk-in closet; Disposal; Built-in range/oven; Countertop range; Blinds
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 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) — zoned schools average 16% FRL vs 36% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 980 active listings in the ZIP; solid renter incomes; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent runs 33% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 264 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-20,097
• Equity at exit: $29,821

10-year hold

• IRR: -6.2%
• Equity multiple: 0.66×
• Total profit: $-18,925
• Equity at exit: $17,292

Cash invested: $56,000 (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 84790

• Rents YoY: 0.2%
• Active inventory: 980
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,522 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$503 /mo · $6,035/yr
• Insurance: −$83
• HOA: −$59
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $298

Break-even live

Break-even rent $2,144

Max offer price $199,999

Occupancy floor 83%

Sensitivity live

Price	-10% $411	-5% $355	+0% $298	+5% $242	+10% $185
Rent	-10% $99	-5% $199	+0% $298	+5% $398	+10% $497
Rate	-1.0pp $399	-0.5pp $349	base $298	+0.5pp $246	+1.0pp $194

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $59 · $708/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-22
   days on market $199,999 Active 264 DOM
2. 2026-06-19
   days on market $199,999 Active 262 DOM
3. 2026-06-18
   days on market $199,999 Active 261 DOM
4. 2026-06-17
   days on market $199,999 Active 260 DOM
5. 2026-06-16
   days on market $199,999 Active 259 DOM
6. 2026-06-15
   days on market $199,999 Active 258 DOM
7. 2026-06-14
   days on market $199,999 Active 256 DOM
8. 2026-06-13
   days on market $199,999 Active 255 DOM
9. 2026-06-10
   days on market $199,999 Active 253 DOM
10. 2026-06-09
    days on market $199,999 Active 252 DOM
11. 2026-06-08
    days on market $199,999 Active 251 DOM
12. 2026-06-07
    days on market $199,999 Active 250 DOM
13. 2026-06-05
    days on market $199,999 Active 247 DOM
14. 2026-06-02
    days on market $199,999 Active 245 DOM
15. 2026-06-01
    days on market $199,999 Active 244 DOM
16. 2026-05-31
    days on market $199,999 Active 243 DOM
17. 2026-05-30
    days on market $199,999 Active 242 DOM
18. 2025-12-18
    listed $199,999 Active 1120-char remark

    Show marketing remark (1120 chars)

    Desert Color inventory at $209,999??? This home is being sold in 1/8th Ownership. You now have the ability to Co-own a 5 bedroom 5 bathroom townhome complete with all luxury furnishings/decor and a balcony hot tub, and at a fraction of the price!!! Offset your cost of luxury ownership by 87% with other owners. This home is also approved for Nightly Rental! Get ready to enjoy vacation time or rent-it out nightly at one of Southern Utah's most incredible communities And yes, they seriously built a 2.5 acre swimming pool and surrounded it by white sands and palm trees! If you haven't checked out an EmberHome yet or the Desert Color community, you are missing out! Call for more details about the Co-Ownership model, and the home itself. We believe in low pressure, and high education. Monthly operating costs estimated at $491 per month per 1/8th Ownership (Includes utilities, maintenance, HOA, Reserve Fund Cont, Prop Tax, Management, Homeowner's Insurance). Square footage figures are provided as a courtesy estimate only and were obtained from the Builder. Buyer is advised to obtain an independent measurement.

19. 2025-12-06
    price $199,999
20. 2025-09-30
    listed $209,999 Active
21. 2025-09-07
    historical
22. 2024-09-06
    listed $209,999 Active
23. 2024-07-22
    historical
24. 2024-06-07
    listed $199,995 Active
25. 2023-12-15
    soldstatus Closed
26. 2023-11-02
    price $179,000
27. 2023-08-26
    listed $209,000 Active

ⓘ 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: $6,035 · $503/mo
• Projected year-2 tax: $6,035 · $503/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 19 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: $30,262
• − Mortgage interest: −$11,203
• − Property taxes: −$6,035
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − HOA: −$708
• − Depreciation: −$5,818
• Taxable income: $656
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $3,421/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 — St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. George, UT
• County: Washington County · 179,216 people
• City population: 101,579
• Metro: St. George, UT
• Population (ZIP): 55,892
• Household income: $91,054
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1359.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 89% English-only · Spanish 8% 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: ▼ -210.13%
• Current HPI: 218.2317
• Rent YoY: ▲ 0.20%
• 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

-4.3% since first listed

10 events — show timeline

• 2025-12-18 Listed $199,999 WCBOR
• 2025-12-06 Price Changed $199,999 WFRMLS
• 2025-09-30 Listed $209,999 WFRMLS
• 2025-09-07 Listing Removed — WFRMLS
• 2024-09-06 Listed $209,999 WFRMLS
• 2024-07-22 Listing Removed — WFRMLS
• 2024-06-07 Listed $199,995 WFRMLS
• 2023-12-15 Sold (MLS) — WFRMLS
• 2023-11-02 Price Changed $179,000 WFRMLS
• 2023-08-26 Listed $209,000 WFRMLS

Property tax history

+115.3%/yr

Latest (2025): $6,035 · -9.5% YoY. Source: county tax records.