590 N State St #1 · Hurricane, UT 84737

$54,900

2 bd · 2.0 ba · 700 sqft · Land · 76 Days on market

Built 2017 435 sqft lot ↓ 6% since listing

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

Listing remarks MLS

Looking for a consistent addition to your rental portfolio or a great location to live? This 2017-built manufactured home in Pecan Tree Park offers a practical, high-demand layout for the Hurricane rental market. Featuring 2 bedrooms and 2 full bathrooms, this unit maximizes functionality for tenants. The kitchen comes equipped with included appliances and a dedicated laundry area. Enjoy the convenience of two dedicated parking spaces and pet-friendly living (with landlord approval and registration). This property offers excellent rental potential in a desirable location. Cash purchase only. Buyer subject to park approval. Current lot rent is $700/month

Key facts

• Desirable location
• Included appliances
• 2 parking spots

Tags

• INCLUDED APPLIANCES
• DEDICATED LAUNDRY AREA
• TWO DEDICATED PARKING SPACES
• EXCELLENT RENTAL POTENTIAL
• DESIRABLE LOCATION

Property features AI

Exterior

• Parking: 2 uncovered/open parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Mobile home; Built/standing; Single-story (entry level: 1st floor); Agent-owned
• Construction: Asphalt roof
• Exterior features: Corner lot; Partially fenced yard; Lighting; Mountain view; Mature trees

Interior

• Kitchen: Refrigerator; Free-standing range/oven
• Bedrooms: 2 main-level bedrooms; Primary bedroom on the 1st floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Central air conditioning
• Interior features: Free-standing range/oven; Ceiling fan; Drapes

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

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: Hurricane School (math 32% / reading 38%, grade F, #388 of 585 statewide, top 67%, 706 students, 39% FRL); Tonaquint Intermediate (math 31% / reading 38%, grade F, #96 of 138 statewide, top 69%, 735 students, 42% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 1033 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 $380 of loan paydown is wiped out by about $2k 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 + 2.7% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.86% ✓
• Cap rate: 25.12%
• Cash-on-cash: 67.22%
• DSCR: 3.99
• GRM: 2.9

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: 66.2%
• Equity multiple: 3.96×
• Total profit: $45,532
• Equity at exit: $8,186

10-year hold

• IRR: 70.4%
• Equity multiple: 8.06×
• Total profit: $108,566
• Equity at exit: $4,747

Cash invested: $15,372 (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 84737

• Home prices YoY: -22.8%
• Rents YoY: 2.7%
• Active inventory: 1033
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $861

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 40%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-17
   status $54,900 Under Contract 76 DOM
2. 2026-06-16
   days on market $54,900 Active 76 DOM
3. 2026-06-15
   days on market $54,900 Active 75 DOM
4. 2026-06-14
   days on market $54,900 Active 73 DOM
5. 2026-06-13
   days on market $54,900 Active 72 DOM
6. 2026-06-10
   days on market $54,900 Active 70 DOM
7. 2026-06-09
   days on market $54,900 Active 69 DOM
8. 2026-06-08
   days on market $54,900 Active 68 DOM
9. 2026-06-07
   days on market $54,900 Active 67 DOM
10. 2026-06-05
    days on market $54,900 Active 64 DOM
11. 2026-06-02
    days on market $54,900 Active 62 DOM
12. 2026-06-01
    days on market $54,900 Active 61 DOM
13. 2026-05-31
    days on market $54,900 Active 60 DOM
14. 2026-05-30
    days on market $54,900 Active 59 DOM
15. 2026-05-04
    price $54,900 661-char remark

    Show marketing remark (662 chars)

    Looking for a consistent addition to your rental portfolio or a great location to live? This 2017-built manufactured home in Pecan Tree Park offers a practical, high-demand layout for the Hurricane rental market. Featuring 2 bedrooms and 2 full bathrooms, this unit maximizes functionality for tenants. The kitchen comes equipped with included appliances and a dedicated laundry area. Enjoy the convenience of two dedicated parking spaces and pet-friendly living (with landlord approval and registration). This property offers excellent rental potential in a desirable location. Cash purchase only. Buyer subject to park approval. Current lot rent is $700/month.

16. 2026-05-04
    price $54,900 662-char remark

    Show marketing remark (662 chars)

    Looking for a consistent addition to your rental portfolio or a great location to live? This 2017-built manufactured home in Pecan Tree Park offers a practical, high-demand layout for the Hurricane rental market. Featuring 2 bedrooms and 2 full bathrooms, this unit maximizes functionality for tenants. The kitchen comes equipped with included appliances and a dedicated laundry area. Enjoy the convenience of two dedicated parking spaces and pet-friendly living (with landlord approval and registration). This property offers excellent rental potential in a desirable location. Cash purchase only. Buyer subject to park approval. Current lot rent is $700/month.

17. 2026-05-04
    price $54,900

    Show marketing remark (662 chars)

    Looking for a consistent addition to your rental portfolio or a great location to live? This 2017-built manufactured home in Pecan Tree Park offers a practical, high-demand layout for the Hurricane rental market. Featuring 2 bedrooms and 2 full bathrooms, this unit maximizes functionality for tenants. The kitchen comes equipped with included appliances and a dedicated laundry area. Enjoy the convenience of two dedicated parking spaces and pet-friendly living (with landlord approval and registration). This property offers excellent rental potential in a desirable location. Cash purchase only. Buyer subject to park approval. Current lot rent is $700/month.

18. 2026-04-01
    listed $59,000 Active
19. 2026-03-31
    listed $59,000 Active 661-char remark

    Show marketing remark (662 chars)

    Looking for a consistent addition to your rental portfolio or a great location to live? This 2017-built manufactured home in Pecan Tree Park offers a practical, high-demand layout for the Hurricane rental market. Featuring 2 bedrooms and 2 full bathrooms, this unit maximizes functionality for tenants. The kitchen comes equipped with included appliances and a dedicated laundry area. Enjoy the convenience of two dedicated parking spaces and pet-friendly living (with landlord approval and registration). This property offers excellent rental potential in a desirable location. Cash purchase only. Buyer subject to park approval. Current lot rent is $700/month.

20. 2026-03-31
    listed $59,000 Active 662-char remark

    Show marketing remark (662 chars)

    Looking for a consistent addition to your rental portfolio or a great location to live? This 2017-built manufactured home in Pecan Tree Park offers a practical, high-demand layout for the Hurricane rental market. Featuring 2 bedrooms and 2 full bathrooms, this unit maximizes functionality for tenants. The kitchen comes equipped with included appliances and a dedicated laundry area. Enjoy the convenience of two dedicated parking spaces and pet-friendly living (with landlord approval and registration). This property offers excellent rental potential in a desirable location. Cash purchase only. Buyer subject to park approval. Current lot rent is $700/month.

21. 2022-12-30
    historical
22. 2022-04-29
    soldstatus
23. 2022-03-28
    listed $55,000
24. 2006-03-02
    listed $139,900
25. 2005-09-15
    soldstatus
26. 2005-09-07
    listed $58,500

ⓘ 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: $18,843
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$1,597
• Taxable income: $10,058
• Est. tax owed @ 24.0%: −$2,414
• After-tax cash flow: $7,919/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

-6.2% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $54,900 WCBOR
• 2026-05-04 Price Changed $54,900 ICBORMLS
• 2026-05-04 Price Changed $54,900 WFRMLS
• 2026-04-01 Listed $59,000 WFRMLS
• 2026-03-31 Listed $59,000 ICBORMLS
• 2026-03-31 Listed $59,000 WCBOR
• 2022-12-30 Listing Removed — WFRMLS
• 2022-04-29 Sold (MLS) — ICBORMLS
• 2022-03-28 Listed $55,000 ICBORMLS
• 2006-03-02 Listed $139,900 WFRMLS
• 2005-09-15 Sold (MLS) — WFRMLS
• 2005-09-07 Listed $58,500 WFRMLS