737 Espalda Fuente Ln · St. George, UT 84790

$759

5 bd · 4.0 ba · 2,380 sqft · Townhouse · 6 Days on market

Built 2026 871 sqft lot $261/mo HOA · 10% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Welcome to Azure by Goodboro Homes in the popular Desert Color Resort! Enjoy and elevated experience in a luxury townhome community planned and designed by the Braford R. Houston Design Studio. Azure reflects beautiful Mediterranean architecture with time tested design. Key Benefit: NIGHTLY RENTAL APPROVED! Owners and guests will have exclusive access to the Azure community pool, spa and fitness center as well as full access to all the Desert Color events and amenities including the lagoon, pool, spa, pickleball courts and sand volleyball courts. Models are open Monday-Saturday 10-6. Contact us to hear more about our builder incentives!

Key facts

• Access to lagoon
• $261 HOA
• 2 garage spots

Tags

• NIGHTLY RENTAL APPROVED
• EXCLUSIVE ACCESS TO SPA
• ACCESS TO LAGOON
• ACCESS TO PICKLEBALL COURTS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $261; Community clubhouse; Community pool; HOA covers grounds maintenance

Exterior

• Parking: 2-car garage
• Utilities: Natural gas connected; Sewer connected
• Home design: Townhouse (residential); Under construction
• Construction: Stucco exterior; Concrete roof
• Exterior features: Covered deck; Landscaped lot

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: Total of 13 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central air conditioning (electric); Electric forced-air heating
• Interior features: Insulated, double-pane windows; Range Hood; Disposal
• Laundry & utility: Gas water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath townhouse listed at $759.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $759).

Location & tenants

• Location reads: area grade D — 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: Bloomington School (math 52% / reading 48%, grade D+, #161 of 585 statewide, top 29%, 576 students, 21% FRL); Dixie High (math 26% / reading 37%, grade F, #117 of 171 statewide, top 68%, 1,293 students, 31% FRL).
• Market conditions: Rents flat; 976 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 $5 of loan paydown is wiped out by about $23 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $213 cash investment doubles in ~1 year — 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 $759

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 330.86% ✓
• Cap rate: 2721.88%
• Cash-on-cash: 9698.54%
• DSCR: 432.53
• GRM: 0.0

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: —
• Equity multiple: 483.72×
• Total profit: $102,589
• Equity at exit: $113

10-year hold

• IRR: —
• Equity multiple: 962.32×
• Total profit: $204,300
• Equity at exit: $66

Cash invested: $213 (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: 976

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $11/yr
• Insurance: −$0
• HOA: −$261
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,718

Break-even live

Break-even rent $337

Max offer price $759

Occupancy floor 27%

Sensitivity live

Price	-10% $1,718	-5% $1,718	+0% $1,718	+5% $1,717	+10% $1,717
Rent	-10% $1,519	-5% $1,618	+0% $1,718	+5% $1,817	+10% $1,916
Rate	-1.0pp $1,718	-0.5pp $1,718	base $1,718	+0.5pp $1,717	+1.0pp $1,717

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: $190
• Closing costs: $23
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $261 · $3,132/yr
• Likely covers: poolgym

Listing history 7 events

1. 2026-06-19
   days on market $759 Active 6 DOM
2. 2026-06-18
   days on market $759 Active 5 DOM
3. 2026-06-17
   days on market $759 Active 4 DOM
4. 2026-06-16
   days on market $759 Active 3 DOM
5. 2026-06-15
   days on market $759 Active 2 DOM
6. 2026-06-14
   remarks 644-char remark
7. 2026-06-14
   listed $759 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: $30,135
• − Mortgage interest: −$43
• − Property taxes: −$11
• − Insurance: −$4
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − HOA: −$3,132
• − Depreciation: −$22
• Taxable income: $22,101
• Est. tax owed @ 24.0%: −$5,304
• After-tax cash flow: $15,307/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