737 Espalda Fuente Ln

St. George, UT 84790

$759D

5 bd · 4.0 ba · 2,380 sqft · Built 2026 · Townhouse · Active · 6 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,511/mo
• Mortgage (P&I): −$4
• Tax + insurance: −$1
• HOA: −$261
• Vac / Maint / Mgmt: −$527
• Net cashflow: $1,718/mo
• Annual: $20,611/yr
• Cap rate: 2721.88%
• Cash-on-cash: 9698.54%
• DSCR: 432.53
• 1% rule: 330.86%
• Cash to close: $213

Investor read

• This is a 5-bed/4.0-bath townhouse listed at $759.
• 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).
• 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 $5 of loan paydown is wiped out by about $23 of value loss. Plan a longer hold.
• 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).
• 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.
• This rent runs 33% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.