2990 E Riverside Dr #58 · St. George, UT 84790

$159,000

1 bd · 1.0 ba · 536 sqft · Manufactured public records · 83 Days on market

Built 1994 2,178 sqft lot $95/mo HOA · 7% of rent ↓ 4% since listing

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Why this score? — see what drove the D- 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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Navi on the market! You're lucky day!! Charming 1 bed, 1 bath home that has been exceptionally well cared for, plus an additional room perfect for a guest room, den, or office. Major updates already done for you, including a newer heat pump/AC, roof, and water heater. Enjoy relaxing on the lovely back patio or unwind on the spacious front porch during cool evenings. Located in Rio Virgin Estates, a desirable 55+ community ideally situated along the Virgin River and walking/biking trail.

Key facts

• Newer roof
• Additional room
• Front porch

Tags

• ADDITIONAL ROOM
• NEWER HEAT PUMP
• NEWER ROOF
• NEWER WATER HEATER
• BACK PATIO
• FRONT PORCH

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee ($95) that includes trash and water; Community amenities: clubhouse, pool, spa/hot tub, picnic area; pets permitted; Senior community

Exterior

• Parking: Carport (covered) with 1 parking space
• Utilities: Electricity connected; Sewer connected; Culinary water connected
• Home design: Manufactured home; Single-family; Built/standing construction; Asphalt roof
• Construction: Built/standing; Asphalt roof
• Exterior features: Heated indoor in-ground pool; Spa/Hot Tub; Covered deck and covered patio; Sliding glass doors; Awning(s); Sprinkler (auto-part)

Interior

• Kitchen: Range/oven (free standing); Microwave; Refrigerator; Gas grill/BBQ
• Bedrooms: One main-level bedroom
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fan
• Interior features: Vaulted ceilings; Sliding glass doors; Awning(s); Covered deck and covered patio; Range/oven (free standing); Blinds
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Storage shed(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $7 ($83/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 $133k (16.4% below list).
• Recommended offer: $133k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• 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: Panorama School (math 34% / reading 35%, grade F, #395 of 585 statewide, top 69%, 496 students, 58% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL).
• Market conditions: Rents flat; 976 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent is only 18% of the median local income ($91k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 83 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,845 (16.4% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-28,980
• Equity at exit: $23,707

10-year hold

• IRR: -18.3%
• Equity multiple: 0.13×
• Total profit: $-38,853
• Equity at exit: $13,747

Cash invested: $44,520 (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 84790

• Rents YoY: 0.2%
• Active inventory: 976
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$47 /mo · $570/yr
• Insurance: −$66
• HOA: −$95
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $7

Break-even live

Break-even rent $1,320

Max offer price $159,000

Occupancy floor 94%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2271 E Dinosaur Crossing Dr St George, UT	1.0–3.0	1.0–2.0	931	$1,433	$1.54	13d	23	0.84mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: water

Listing history 25 events

1. 2026-06-19
   days on market $159,000 Active 83 DOM
2. 2026-06-18
   days on market $159,000 Active 82 DOM
3. 2026-06-17
   days on market $159,000 Active 81 DOM
4. 2026-06-16
   days on market $159,000 Active 80 DOM
5. 2026-06-15
   days on market $159,000 Active 79 DOM
6. 2026-06-14
   days on market $159,000 Active 77 DOM
7. 2026-06-13
   days on market $159,000 Active 76 DOM
8. 2026-06-10
   days on market $159,000 Active 74 DOM
9. 2026-06-09
   days on market $159,000 Active 73 DOM
10. 2026-06-08
    days on market $159,000 Active 72 DOM
11. 2026-06-07
    days on market $159,000 Active 71 DOM
12. 2026-06-05
    days on market $159,000 Active 68 DOM
13. 2026-06-02
    days on market $159,000 Active 66 DOM
14. 2026-06-01
    days on market $159,000 Active 65 DOM
15. 2026-05-31
    days on market $159,000 Active 64 DOM
16. 2026-05-30
    days on market $159,000 Active 63 DOM
17. 2026-04-18
    price $159,000

    Show marketing remark (491 chars)

    Navi on the market! You're lucky day!! Charming 1 bed, 1 bath home that has been exceptionally well cared for, plus an additional room perfect for a guest room, den, or office. Major updates already done for you, including a newer heat pump/AC, roof, and water heater. Enjoy relaxing on the lovely back patio or unwind on the spacious front porch during cool evenings. Located in Rio Virgin Estates, a desirable 55+ community ideally situated along the Virgin River and walking/biking trail.

18. 2026-04-18
    price $159,000 491-char remark

    Show marketing remark (491 chars)

    Navi on the market! You're lucky day!! Charming 1 bed, 1 bath home that has been exceptionally well cared for, plus an additional room perfect for a guest room, den, or office. Major updates already done for you, including a newer heat pump/AC, roof, and water heater. Enjoy relaxing on the lovely back patio or unwind on the spacious front porch during cool evenings. Located in Rio Virgin Estates, a desirable 55+ community ideally situated along the Virgin River and walking/biking trail.

19. 2026-04-09
    status Active 491-char remark

    Show marketing remark (491 chars)

    Navi on the market! You're lucky day!! Charming 1 bed, 1 bath home that has been exceptionally well cared for, plus an additional room perfect for a guest room, den, or office. Major updates already done for you, including a newer heat pump/AC, roof, and water heater. Enjoy relaxing on the lovely back patio or unwind on the spacious front porch during cool evenings. Located in Rio Virgin Estates, a desirable 55+ community ideally situated along the Virgin River and walking/biking trail.

20. 2026-04-08
    status Active
21. 2026-03-30
    status Under Contract
22. 2026-03-29
    status Pending 491-char remark

    Show marketing remark (491 chars)

    Navi on the market! You're lucky day!! Charming 1 bed, 1 bath home that has been exceptionally well cared for, plus an additional room perfect for a guest room, den, or office. Major updates already done for you, including a newer heat pump/AC, roof, and water heater. Enjoy relaxing on the lovely back patio or unwind on the spacious front porch during cool evenings. Located in Rio Virgin Estates, a desirable 55+ community ideally situated along the Virgin River and walking/biking trail.

23. 2026-03-19
    listed $165,000 Active
24. 2026-03-18
    listed $165,000 Active 491-char remark

    Show marketing remark (491 chars)

    Navi on the market! You're lucky day!! Charming 1 bed, 1 bath home that has been exceptionally well cared for, plus an additional room perfect for a guest room, den, or office. Major updates already done for you, including a newer heat pump/AC, roof, and water heater. Enjoy relaxing on the lovely back patio or unwind on the spacious front porch during cool evenings. Located in Rio Virgin Estates, a desirable 55+ community ideally situated along the Virgin River and walking/biking trail.

25. 2004-10-25
    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: $570 · $47/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$479/yr (+$40/mo · 84.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,941
• − Mortgage interest: −$8,906
• − Property taxes: −$570
• − Insurance: −$795
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − HOA: −$1,140
• − Depreciation: −$4,625
• Taxable loss: −$2,646
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $718/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 — St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. George, UT
• County: Washington County · 179,216 people
• City population: 101,579
• Metro: St. George, UT
• Population (ZIP): 55,892
• Household income: $91,054
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1359.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 89% English-only · Spanish 8% 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: ▼ -210.13%
• Current HPI: 218.2317
• Rent YoY: ▲ 0.20%
• 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

-3.6% since first listed

9 events — show timeline

• 2026-04-18 Price Changed $159,000 WFRMLS
• 2026-04-18 Price Changed $159,000 WCBOR
• 2026-04-09 Relisted — WCBOR
• 2026-04-08 Relisted — WFRMLS
• 2026-03-30 Pending — WFRMLS
• 2026-03-29 Pending — WCBOR
• 2026-03-19 Listed $165,000 WFRMLS
• 2026-03-18 Listed $165,000 WCBOR
• 2004-10-25 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $570 · +0.3% YoY. Source: county tax records.