3900 W 120 N · Hurricane, UT 84737

$235,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 131 Days on market

Built 1994 4,356 sqft lot $80/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +9.0/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the vibrant lifestyle at the 55+ Lava Bluffs Community. Newly remodeled 3 bd, 2 bath home is designed for easy living. Built for comfort, this home features new metal roof, all new LVP and carpet, new paint, new blinds, new bath vanity and all new lighting. Stunning pine wainscoting and bookcase makes it feel warm and cozy. Kitchen has new countertops and a bar for extra seating or preparing food. 2 bonus rooms give you flexibility for an office, workout room, extra bedroom, etc. The exterior has new paint, features low maintenance landscaping, 2 carports, and a garage with tons of storage. A workshop is ideal for hobbies or projects. Large, covered patio in backyard. Residents have access to a clubhouse. Located close to golf courses, hiking & biking, & boating.

Key facts

• New lighting
• New metal roof
• New lvp and carpet

Tags

• NEW METAL ROOF
• NEW LVP AND CARPET
• NEW BATH VANITY
• NEW LIGHTING
• PINE WAINSCOTING
• NEW COUNTERTOPS

Property features AI

Finance

• Other: Lot approximately 0.1 acre; Zoned for single-family; No basement; Approximately 8 total rooms
• HOA & community: Homeowners association with monthly fee of $80; Community clubhouse; Pets permitted (subject to pet rules); Located in a senior community; Subdivision: LAVA BLUFF MOBILE HOME PARK AMD

Exterior

• Parking: Covered parking; Attached garage (1 car); Carport (2 cars); Total of 3 parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Manufactured home; Built/standing condition; Metal roof; Clapboard/Masonite exterior; Single-family use
• Construction: Clapboard/Masonite construction; Metal roof
• Exterior features: Covered patio; Covered sliding glass door access; Full fencing; Curb and gutter; Paved road and sidewalks; Drip irrigation (auto-full); Mature trees; Xeriscaped landscaping

Interior

• Kitchen: Microwave; Refrigerator; Range/Oven (free standing)
• Bedrooms: Three main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Updated kitchen; Free standing range/oven; Blinds on windows; Ceiling fan; Sliding glass doors; Storage shed(s); Window coverings

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (30.3% below list).
• Recommended offer: $164k (30.3% 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: Coral Canyon School (math 28% / reading 33%, grade F, #432 of 585 statewide, top 74%, 565 students, 50% 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).
• Market conditions: Rents rising (+2.7%/yr); 1038 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 131 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,878 (30.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.70% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 11.9

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-50,266
• Equity at exit: $35,039

10-year hold

• IRR: -17.0%
• Equity multiple: 0.07×
• Total profit: $-60,928
• Equity at exit: $20,319

Cash invested: $65,800 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$98
• HOA: −$80
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-183

Break-even live

Break-even rent $1,871

Max offer price $202,660

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-117	+0% $-183	+5% $-250	+10% $-316
Rent	-10% $-313	-5% $-248	+0% $-183	+5% $-118	+10% $-54
Rate	-1.0pp $-65	-0.5pp $-123	base $-183	+0.5pp $-244	+1.0pp $-306

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: landscaping

Listing history 30 events

1. 2026-06-22
   days on market $235,000 Active 131 DOM
2. 2026-06-19
   days on market $235,000 Active 129 DOM
3. 2026-06-18
   days on market $235,000 Active 128 DOM
4. 2026-06-17
   days on market $235,000 Active 127 DOM
5. 2026-06-16
   days on market $235,000 Active 126 DOM
6. 2026-06-15
   days on market $235,000 Active 125 DOM
7. 2026-06-14
   days on market $235,000 Active 123 DOM
8. 2026-06-13
   days on market $235,000 Active 122 DOM
9. 2026-06-10
   days on market $235,000 Active 120 DOM
10. 2026-06-09
    days on market $235,000 Active 119 DOM
11. 2026-06-08
    days on market $235,000 Active 118 DOM
12. 2026-06-07
    days on market $235,000 Active 117 DOM
13. 2026-06-05
    days on market $235,000 Active 114 DOM
14. 2026-06-02
    days on market $235,000 Active 112 DOM
15. 2026-06-01
    days on market $235,000 Active 111 DOM
16. 2026-05-31
    days on market $235,000 Active 110 DOM
17. 2026-05-30
    days on market $235,000 Active 109 DOM
18. 2026-05-14
    price $215,000 795-char remark

    Show marketing remark (795 chars)

    Welcome to the vibrant lifestyle at the 55+ Lava Bluffs Community. Newly remodeled 3 bd, 2 bath home is designed for easy living. Built for comfort, this home features new metal roof, all new LVP and carpet, new paint, new blinds, new bath vanity and all new lighting. Stunning pine wainscoting and bookcase makes it feel warm and cozy. Kitchen has new countertops and a bar for extra seating or preparing food. 2 bonus rooms give you flexibility for an office, workout room, extra bedroom, etc. The exterior has new paint, features low maintenance landscaping, 2 carports, and a garage with tons of storage. A workshop is ideal for hobbies or projects. Large, covered patio in backyard. Residents have access to a clubhouse. Located close to golf courses, hiking & biking, & boating.

19. 2026-04-08
    status Active 795-char remark

    Show marketing remark (795 chars)

    Welcome to the vibrant lifestyle at the 55+ Lava Bluffs Community. Newly remodeled 3 bd, 2 bath home is designed for easy living. Built for comfort, this home features new metal roof, all new LVP and carpet, new paint, new blinds, new bath vanity and all new lighting. Stunning pine wainscoting and bookcase makes it feel warm and cozy. Kitchen has new countertops and a bar for extra seating or preparing food. 2 bonus rooms give you flexibility for an office, workout room, extra bedroom, etc. The exterior has new paint, features low maintenance landscaping, 2 carports, and a garage with tons of storage. A workshop is ideal for hobbies or projects. Large, covered patio in backyard. Residents have access to a clubhouse. Located close to golf courses, hiking & biking, & boating.

20. 2026-03-31
    historical Active Under Contract 795-char remark

    Show marketing remark (795 chars)

    Welcome to the vibrant lifestyle at the 55+ Lava Bluffs Community. Newly remodeled 3 bd, 2 bath home is designed for easy living. Built for comfort, this home features new metal roof, all new LVP and carpet, new paint, new blinds, new bath vanity and all new lighting. Stunning pine wainscoting and bookcase makes it feel warm and cozy. Kitchen has new countertops and a bar for extra seating or preparing food. 2 bonus rooms give you flexibility for an office, workout room, extra bedroom, etc. The exterior has new paint, features low maintenance landscaping, 2 carports, and a garage with tons of storage. A workshop is ideal for hobbies or projects. Large, covered patio in backyard. Residents have access to a clubhouse. Located close to golf courses, hiking & biking, & boating.

21. 2026-03-16
    status Pending 795-char remark

    Show marketing remark (795 chars)

    Welcome to the vibrant lifestyle at the 55+ Lava Bluffs Community. Newly remodeled 3 bd, 2 bath home is designed for easy living. Built for comfort, this home features new metal roof, all new LVP and carpet, new paint, new blinds, new bath vanity and all new lighting. Stunning pine wainscoting and bookcase makes it feel warm and cozy. Kitchen has new countertops and a bar for extra seating or preparing food. 2 bonus rooms give you flexibility for an office, workout room, extra bedroom, etc. The exterior has new paint, features low maintenance landscaping, 2 carports, and a garage with tons of storage. A workshop is ideal for hobbies or projects. Large, covered patio in backyard. Residents have access to a clubhouse. Located close to golf courses, hiking & biking, & boating.

22. 2026-02-10
    listed $235,000 Active
23. 2026-02-06
    listed $235,000 Active 795-char remark

    Show marketing remark (795 chars)

    Welcome to the vibrant lifestyle at the 55+ Lava Bluffs Community. Newly remodeled 3 bd, 2 bath home is designed for easy living. Built for comfort, this home features new metal roof, all new LVP and carpet, new paint, new blinds, new bath vanity and all new lighting. Stunning pine wainscoting and bookcase makes it feel warm and cozy. Kitchen has new countertops and a bar for extra seating or preparing food. 2 bonus rooms give you flexibility for an office, workout room, extra bedroom, etc. The exterior has new paint, features low maintenance landscaping, 2 carports, and a garage with tons of storage. A workshop is ideal for hobbies or projects. Large, covered patio in backyard. Residents have access to a clubhouse. Located close to golf courses, hiking & biking, & boating.

24. 2024-10-22
    price $199,000
25. 2011-11-18
    soldstatus
26. 2011-03-21
    listed $79,900
27. 2010-09-10
    listed $84,000
28. 2010-03-31
    listed $89,000
29. 2009-08-28
    listed $84,000
30. 2007-05-17
    soldstatus

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$742/yr (+$62/mo · 91.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,665
• − Mortgage interest: −$13,164
• − Property taxes: −$809
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − HOA: −$960
• − Depreciation: −$6,836
• Taxable loss: −$6,425
• Est. tax savings @ 24.0%: +$1,542
• After-tax cash flow: $-655/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

+156.0% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $215,000 WCBOR
• 2026-04-08 Relisted — WCBOR
• 2026-03-31 Contingent — WCBOR
• 2026-03-16 Pending — WCBOR
• 2026-02-10 Listed $235,000 WFRMLS
• 2026-02-06 Listed $235,000 WCBOR
• 2024-10-22 Price Changed $199,000 WCBOR
• 2011-11-18 Sold (Public Records) — Public Records
• 2011-03-21 Listed $79,900 WFRMLS
• 2010-09-10 Listed $84,000 WFRMLS
• 2010-03-31 Listed $89,000 WFRMLS
• 2009-08-28 Listed $84,000 WFRMLS
• 2007-05-17 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $809 · +9.0% YoY. Source: county tax records.