207 E Red Hill Rd · Central, UT 84722

$287,000

3 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 8 Days on market

Built 1989 0.36 ac lot ↓ 18% 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 +16.2/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval.

Key facts

• Big lot
• Deck
• 0.36 acre lot

Tags

• BIG LOT
• DECK

Property features AI

Finance

• HOA & community: Subdivision: DIXIE DEER EST 1

Exterior

• Parking: Total 6 parking spaces (4 open/uncovered, 2 covered/carport); Has carport; Open parking
• Utilities: Natural gas connected; Electricity connected; Water (culinary) connected; Public sewer connected
• Home design: Split-entry / bi-level; Single-family home; Faces south; Has a view
• Construction: Stone and stucco construction; Asphalt roof; Built and currently standing
• Exterior features: Basement entrance; Double-pane windows; Partially fenced; Unpaved road access; Secluded lot; Mountain and valley views; Private setting

Interior

• Kitchen: Range hood; Refrigerator; Range/oven
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Evaporative cooling
• Interior features: Disposal; French doors; Vaulted ceilings; Walk-out basement with finished basement (100% finished); Range/oven (free standing)
• Laundry & utility: Storage shed(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $251k (12.6% below list).
• Recommended offer: $251k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#260 in UT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• 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: Enterprise School (math 48% / reading 40%, grade F, #256 of 585 statewide, top 44%, 497 students, 42% FRL); Enterprise High (math 39% / reading 49%, grade F, #49 of 171 statewide, top 28%, 546 students, 38% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (5.3% local appreciation)).
• Washington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 4y ago; this cycle's ask has dropped $27k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,839 (12.6% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 2.00×
• Total profit: $80,222
• Equity at exit: $167,311

10-year hold

• IRR: 15.8%
• Equity multiple: 3.89×
• Total profit: $232,049
• Equity at exit: $292,696

Cash invested: $80,360 (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 84722

• Home prices YoY: 1.5%
• Active inventory: 25
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,508 medium
• Mortgage (P&I): −$1,505
• Tax from tax record: −$204 /mo · $2,449/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $153

Break-even live

Break-even rent $2,315

Max offer price $287,000

Occupancy floor 89%

Sensitivity live

Price	-10% $315	-5% $234	+0% $153	+5% $72	+10% $-10
Rent	-10% $-45	-5% $54	+0% $153	+5% $252	+10% $351
Rate	-1.0pp $297	-0.5pp $226	base $153	+0.5pp $79	+1.0pp $3

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-09
   days on market $287,000 Active 8 DOM
2. 2026-06-08
   days on market $287,000 Active 7 DOM
3. 2026-06-07
   days on market $287,000 Active 6 DOM
4. 2026-06-05
   days on market $287,000 Active 3 DOM
5. 2026-06-02
   days on marketlisting id $287,000 Active 1 DOM
6. 2026-05-31
   days on market $287,000 Active 142 DOM
7. 2026-05-30
   days on market $287,000 Active 141 DOM
8. 2026-05-15
   price $287,000

   Show marketing remark (381 chars)

   This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval. 45 days to close.

9. 2026-05-15
   price $287,000 363-char remark

   Show marketing remark (381 chars)

   This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval. 45 days to close.

10. 2026-05-15
    price $287,000 381-char remark

    Show marketing remark (381 chars)

    This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval. 45 days to close.

11. 2026-04-17
    status Active 363-char remark

    Show marketing remark (363 chars)

    This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval.

12. 2026-04-17
    status Active

    Show marketing remark (363 chars)

    This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval.

13. 2026-02-09
    status Pending 363-char remark

    Show marketing remark (363 chars)

    This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval.

14. 2026-02-09
    status Under Contract

    Show marketing remark (363 chars)

    This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval.

15. 2026-02-02
    status Active

    Show marketing remark (381 chars)

    This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval. 45 days to close.

16. 2026-02-02
    listed $314,000 Active 381-char remark

    Show marketing remark (381 chars)

    This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval. 45 days to close.

17. 2025-12-31
    status Under Contract
18. 2025-12-31
    status Pending
19. 2025-12-04
    price $314,000
20. 2025-12-04
    price $314,000
21. 2025-12-04
    price $314,000
22. 2025-10-07
    price $330,000
23. 2025-10-06
    price $330,000
24. 2025-10-01
    listed $308,000 Active
25. 2025-10-01
    listed $308,000 Active
26. 2025-10-01
    price $330,000
27. 2025-08-11
    listed $314,000 Active 363-char remark

    Show marketing remark (363 chars)

    This is a SHORT SALE! Please reach out to agent for details regarding making an offer. The stunning views and watching the sun come up, will make you never want to leave the deck! Sitting on a big lot, the possibilities are endless! The seller knows that this home needs some lipstick, so she lowered the price! Sale is subject to third-party review and approval.

28. 2024-12-01
    historical
29. 2024-09-05
    status Active
30. 2024-08-30
    status Under Contract
31. 2024-07-02
    price $354,900
32. 2024-07-02
    price $354,900
33. 2024-06-09
    price $379,900
34. 2024-06-09
    price $379,900
35. 2024-05-30
    listed $390,000 Active
36. 2022-06-30
    soldstatus Closed
37. 2022-06-30
    soldstatus
38. 2022-06-01
    soldstatus
39. 2022-04-29
    status Under Contract
40. 2022-04-13
    listed $349,000 Active
41. 2022-04-13
    listed $349,000
42. 2015-02-02
    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: $2,449 · $204/mo
• Projected year-2 tax: $2,449 · $204/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 10/10 Extreme
• 🌡 Heat 3/10 Moderate 9 d/yr ≥90°F today · 25 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: $30,101
• − Mortgage interest: −$16,076
• − Property taxes: −$2,449
• − Insurance: −$1,435
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − Depreciation: −$8,349
• Taxable loss: −$3,025
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $2,561/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 — Central

• Score: 58/100
• State rank: #260
• US rank: #21233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, UT
• Population (ZIP): 773

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 5% Iranian 4% Subsaharan African 3%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% German/W. Germanic 2% Spanish 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: ▲ 5.27%
• Current HPI: 357.4794
• 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

-17.8% since first listed

35 events — show timeline

• 2026-05-15 Price Changed $287,000 WFRMLS
• 2026-05-15 Price Changed $287,000 WCBOR
• 2026-05-15 Price Changed $287,000 ICBORMLS
• 2026-04-17 Relisted — WCBOR
• 2026-04-17 Relisted — WFRMLS
• 2026-02-09 Pending — WCBOR
• 2026-02-09 Pending — WFRMLS
• 2026-02-02 Relisted — WFRMLS
• 2026-02-02 Listed $314,000 ICBORMLS
• 2025-12-31 Pending — WFRMLS
• 2025-12-31 Pending — ICBORMLS
• 2025-12-04 Price Changed $314,000 WFRMLS
• 2025-12-04 Price Changed $314,000 ICBORMLS
• 2025-12-04 Price Changed $314,000 WCBOR
• 2025-10-07 Price Changed $330,000 ICBORMLS
• 2025-10-06 Price Changed $330,000 WFRMLS
• 2025-10-01 Listed $308,000 WFRMLS
• 2025-10-01 Listed $308,000 ICBORMLS
• 2025-10-01 Price Changed $330,000 WCBOR
• 2025-08-11 Listed $314,000 WCBOR
• 2024-12-01 Listing Removed — WFRMLS
• 2024-09-05 Relisted — WFRMLS
• 2024-08-30 Pending — WFRMLS
• 2024-07-02 Price Changed $354,900 WFRMLS
• 2024-07-02 Price Changed $354,900 WCBOR
• 2024-06-09 Price Changed $379,900 WCBOR
• 2024-06-09 Price Changed $379,900 WFRMLS
• 2024-05-30 Listed $390,000 WFRMLS
• 2022-06-30 Sold (Public Records) — Public Records
• 2022-06-30 Sold (MLS) — WFRMLS
• 2022-06-01 Sold (MLS) — ICBORMLS
• 2022-04-29 Pending — WFRMLS
• 2022-04-13 Listed $349,000 ICBORMLS
• 2022-04-13 Listed $349,000 WFRMLS
• 2015-02-02 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,449 · +20.4% YoY. Source: county tax records.