180 N 1100 E #147 · Washington, UT 84780

$167,900

1 bd · 1.0 ba · 600 sqft · Manufactured public records · 278 Days on market

Built 1986 2,613 sqft lot $135/mo HOA · 9% of rent

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• 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

Charming park model home nestled among lush trees on a quiet street in the desirable 55+ community of Kings Row. This property features 2 bedrooms, 1 bathroom, a laundry room, storage shed, newer roof and water heater. This affordable residence is ideal as a peaceful retirement home or a perfect second-home retreat. Enjoy a spacious covered patio and ample parking. The community offers excellent amenities and a variety of activities. Conveniently located near shopping, parks, trails, the freeway, and more. Buyer to verify all information to their satisfaction.

Key facts

• Laundry room
• Storage shed
• Covered patio

Tags

• LAUNDRY ROOM
• STORAGE SHED
• COVERED PATIO

Property features AI

Finance

• Other: Subdivision: KINGS ROW ESTATES
• HOA & community: Homeowners association with clubhouse; Monthly association fee of $135 covering water and sewer; Senior community

Exterior

• Parking: Carport with 2 spaces; No additional parking features listed
• Utilities: Sewer available; Electricity connected; Natural gas connected
• Home design: Mobile home (owned lot); Single-story; Planned unit development (PUD)
• Construction: Metal/steel siding; Pillar/post/pier foundation; Asphalt roof; Built with mobile-home construction (year not provided)
• Exterior features: Deck; Shed(s); Level lot; Paved road access

Interior

• Kitchen: Refrigerator; Range / Oven; Microwave
• Heating & cooling: Heat pump heating; Ceiling fan(s)
• Interior features: Window coverings; 8 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $39 ($472/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 $148k (11.8% below list).
• Recommended offer: $148k (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: Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 278 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

Recommended offer $147,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.4

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-29,038
• Equity at exit: $25,034

10-year hold

• IRR: -17.3%
• Equity multiple: 0.17×
• Total profit: $-38,819
• Equity at exit: $14,517

Cash invested: $47,012 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$880
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$70
• HOA: −$135
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $39

Break-even live

Break-even rent $1,432

Max offer price $167,900

Occupancy floor 92%

Sensitivity live

Price	-10% $134	-5% $87	+0% $39	+5% $-8	+10% $-56
Rent	-10% $-78	-5% $-19	+0% $39	+5% $98	+10% $156
Rate	-1.0pp $124	-0.5pp $82	base $39	+0.5pp $-4	+1.0pp $-48

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 N Red Trail Ln Washington, UT	2.0	1.0–2.0	699	$1,499	$2.14	14d	1	0.26mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,403	$1.49	14d	10	0.27mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,449	$1.20	14d	8	0.40mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: water

Listing history 21 events

1. 2026-05-31
   days on market $167,900 Active 278 DOM
2. 2026-05-30
   days on market $167,900 Active 277 DOM
3. 2026-02-27
   price $167,900
4. 2025-11-07
   status Active
5. 2025-10-27
   status Pending
6. 2025-08-15
   listed $174,900 Active
7. 2025-01-01
   historical
8. 2024-11-30
   status Active
9. 2024-11-06
   status Under Contract
10. 2024-10-03
    listed $175,000 Active
11. 2024-10-01
    historical
12. 2024-08-30
    price $175,000
13. 2024-08-30
    price $175,000
14. 2024-07-29
    price $179,900
15. 2024-07-29
    price $179,900
16. 2024-06-26
    listed $185,000 Active
17. 2023-10-13
    soldstatus
18. 2020-05-29
    soldstatus
19. 2020-05-28
    soldstatus
20. 2020-02-18
    listed $92,000
21. 2007-02-20
    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: $546 · $45/mo
• Projected year-2 tax: $1,108 · $92/mo
• Expected delta: +$562/yr (+$47/mo · 103.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,776
• − Mortgage interest: −$9,405
• − Property taxes: −$546
• − Insurance: −$840
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − HOA: −$1,620
• − Depreciation: −$4,884
• Taxable loss: −$2,363
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $1,039/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

+82.5% since first listed

19 events — show timeline

• 2026-02-27 Price Changed $167,900 WCBOR
• 2025-11-07 Relisted — WCBOR
• 2025-10-27 Pending — WCBOR
• 2025-08-15 Listed $174,900 WCBOR
• 2025-01-01 Listing Removed — WFRMLS
• 2024-11-30 Relisted — WFRMLS
• 2024-11-06 Pending — WFRMLS
• 2024-10-03 Listed $175,000 WFRMLS
• 2024-10-01 Listing Removed — WFRMLS
• 2024-08-30 Price Changed $175,000 WCBOR
• 2024-08-30 Price Changed $175,000 WFRMLS
• 2024-07-29 Price Changed $179,900 WCBOR
• 2024-07-29 Price Changed $179,900 WFRMLS
• 2024-06-26 Listed $185,000 WFRMLS
• 2023-10-13 Sold (Public Records) — Public Records
• 2020-05-29 Sold (MLS) — ICBORMLS
• 2020-05-28 Sold (Public Records) — Public Records
• 2020-02-18 Listed $92,000 ICBORMLS
• 2007-02-20 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $546 · -2.0% YoY. Source: county tax records.