2166 N Double Eagle Ln · Washington, UT 84780

$179,900

7 bd · 8.0 ba · 4,057 sqft · Condo public records · 125 Days on market

Built 2019 $200/mo HOA · 7% of rent

---

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 +20.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Luxury CO-OWNERSHIP | Fully Furnished Vacation Home on the 8th Hole of Coral Canyon. Own 1/12 of this professionally managed, turnkey home offering 100% of the lifestyle at a fraction of the price. Arrive to your own private Southern Utah retreat where mornings begin poolside and evenings end on the rooftop patio, gathered around the fireplace while taking in sweeping 360-degrees of red rock views beneath a brilliant, star filled sky. Designed for effortless getaways and unforgettable gatherings without the full-time responsibility. With five luxurious master suites, each featuring private ensuite baths, plus two custom bunk rooms with private baths, the home comfortably sleeps 27 of your f

Key facts

• Private heated pool
• Rooftop patio
• $200 HOA

Tags

• PRIVATE SOUTHERN UTAH RETREAT
• ROOFTOP PATIO
• 360-DEGREES OF RED ROCK VIEWS
• PRIVATE HEATED POOL
• OUTDOOR ENTERTAINING SPACE
• GOURMET CHEF'S KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $200; HOA covers insurance, grounds maintenance, sewer, trash, and water; Community amenities include pool, barbecue, fire pit, concierge/management, and maintenance

Exterior

• Parking: Attached garage; 2 covered parking spaces; 2 total parking spaces (2 garage spaces)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Two-story home; Single-level living accessible features; Fractional ownership; Residential use
• Construction: Clapboard/Masonite, stone, and stucco exterior; Flat membrane roof; Slab foundation; Existing / built and standing construction
• Exterior features: Open patio; Open patio/porch; Full yard fencing; Cul-de-sac lot; Curb and gutter; Paved road and sidewalks; Mountain and Red Rock views; Hot tub; Private heated in-ground pool with spa

Interior

• Kitchen: Gas oven (wall); Gas countertop range / built-in range/oven; Portable dishwasher; Microwave; Range hood; Refrigerator; Gas grill/BBQ
• Bedrooms: Primary bedroom on the 1st floor; One main-level bedroom
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 3 full bathrooms; 4 three-quarter bathrooms; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Forced air heating; Gas central heating; Hot water heating; Central air conditioning
• Interior features: Walk-in closet; Garbage disposal; Vaulted ceilings; Sliding glass doors; Entry foyer; Window coverings (blinds, drapes)
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 7-bed/8.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#59 in UT, #3,809 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D, amenities 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); Fossil Ridge Intermediate (math 25% / reading 40%, grade F, #100 of 138 statewide, top 72%, 734 students, 46% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1024 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 35% of the median local income ($92k/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 $5k 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 125 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 4.6% of price.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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: 1.51% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.57×
• Total profit: $-21,764
• Equity at exit: $26,824

10-year hold

• IRR: -12.0%
• Equity multiple: 0.43×
• Total profit: $-28,683
• Equity at exit: $15,554

Cash invested: $50,372 (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 84780

• Rents YoY: -0.1%
• Active inventory: 1024
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,714 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$692 /mo · $8,300/yr
• Insurance: −$75
• HOA: −$200
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $234

Break-even live

Break-even rent $2,418

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $825	-5% $285	+0% $234	+5% $183	+10% $132
Rent	-10% $19	-5% $127	+0% $234	+5% $341	+10% $448
Rate	-1.0pp $324	-0.5pp $280	base $234	+0.5pp $187	+1.0pp $140

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-19
   days on market $179,900 Active 125 DOM
2. 2026-06-18
   days on market $179,900 Active 124 DOM
3. 2026-06-17
   days on market $179,900 Active 123 DOM
4. 2026-06-16
   days on market $179,900 Active 122 DOM
5. 2026-06-15
   days on market $179,900 Active 121 DOM
6. 2026-06-14
   days on market $179,900 Active 119 DOM
7. 2026-06-13
   days on market $179,900 Active 118 DOM
8. 2026-06-10
   days on market $179,900 Active 116 DOM
9. 2026-06-09
   days on market $179,900 Active 115 DOM
10. 2026-06-08
    days on market $179,900 Active 114 DOM
11. 2026-06-07
    days on market $179,900 Active 113 DOM
12. 2026-06-05
    days on market $179,900 Active 110 DOM
13. 2026-06-02
    days on market $179,900 Active 108 DOM
14. 2026-06-01
    days on market $179,900 Active 107 DOM
15. 2026-05-31
    days on market $179,900 Active 106 DOM
16. 2026-05-30
    days on market $179,900 Active 105 DOM
17. 2026-05-08
    price $179,900
18. 2026-04-08
    status Active
19. 2026-04-05
    status Under Contract
20. 2026-02-12
    price $184,900
21. 2026-02-11
    listed $184,000 Active
22. 2025-07-01
    historical
23. 2025-01-30
    price $179,000
24. 2025-01-30
    price $179,000
25. 2024-07-03
    listed $195,000 Active
26. 2021-10-25
    historical
27. 2021-09-09
    soldstatus
28. 2021-08-20
    listed $159,900 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: $8,300 · $692/mo
• Projected year-2 tax: $8,300 · $692/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 8/10 Severe
• 🌡 Heat 6/10 Major 3 d/yr ≥103°F today · 9 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: $32,564
• − Mortgage interest: −$10,077
• − Property taxes: −$8,300
• − Insurance: −$900
• − Repairs & maintenance: −$2,605
• − Management: −$2,605
• − HOA: −$2,400
• − Depreciation: −$5,233
• Taxable income: $444
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $2,699/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 — Washington

• Score: 75/100
• State rank: #59
• US rank: #3809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, UT
• County: Washington County · 179,216 people
• City population: 32,366
• Metro: St. George, UT
• Population (ZIP): 32,366
• Household income: $91,963
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 1036.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 8% Chinese 1% German/W. Germanic 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: ▼ -144.73%
• Current HPI: 248.9421
• Rent YoY: ▼ -0.06%
• 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

+12.5% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $179,900 WFRMLS
• 2026-04-08 Relisted — WFRMLS
• 2026-04-05 Pending — WFRMLS
• 2026-02-12 Price Changed $184,900 WFRMLS
• 2026-02-11 Listed $184,000 WFRMLS
• 2025-07-01 Listing Removed — WFRMLS
• 2025-01-30 Price Changed $179,000 WCBOR
• 2025-01-30 Price Changed $179,000 WFRMLS
• 2024-07-03 Listed $195,000 WFRMLS
• 2021-10-25 Listing Removed — WFRMLS
• 2021-09-09 Sold (Public Records) — Public Records
• 2021-08-20 Listed $159,900 WFRMLS

Property tax history

+35.1%/yr

Latest (2025): $8,300 · -8.0% YoY. Source: county tax records.