1450 N Dixie Downs Rd #105 · St. George, UT 84770

$75,000

2 bd · 2.0 ba · 980 sqft · Land · 44 Days on market

Built 1992 $600/mo HOA · 39% of rent

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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 +19.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Move-in ready
• Full-sized closet
• Shaded sitting area

Tags

• MOVE-IN READY
• PRIMARY SUITE
• FULL-SIZED CLOSET
• DRAINAGE LINES REPLACED
• ROOF REPLACED
• SHADED SITTING AREA

Property features AI

Finance

• Other: Property zoned for mobile home
• Financial info: Financial details not specified
• HOA & community: Homeowners association with a $600 monthly fee

Exterior

• Parking: Attached garage; Carport with 2 spaces
• Security: Security details not specified
• Utilities: Sewer available; Electricity connected
• Home design: Residential mobile home; Single-story; Mobile Home on a rented lot
• Construction: Wood siding construction; Built year not specified
• Exterior features: Asphalt roof

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Mobile home with bedroom information not specified
• Flooring: Flooring details not specified
• Bathrooms: Bathroom details not specified
• Heating & cooling: Heat pump heating; No central cooling
• Interior features: Total of 4 rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $75k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: Red Mountain School (math 32% / reading 33%, grade F, #416 of 585 statewide, top 71%, 434 students, 59% FRL); Lava Ridge Intermediate (math 43% / reading 40%, grade F, #61 of 138 statewide, top 47%, 815 students, 42% FRL); Snow Canyon High (math 32% / reading 48%, grade F, #62 of 171 statewide, top 36%, 1,266 students, 30% FRL).
• Market conditions: Rents rising (+2.4%/yr); 779 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.04% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-7,056
• Equity at exit: $11,183

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-946
• Equity at exit: $6,485

Cash invested: $21,000 (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 84770

• Rents YoY: 2.4%
• Active inventory: 779
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$600
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $88

Break-even live

Break-even rent $1,416

Max offer price $75,000

Occupancy floor 89%

Sensitivity live

Price	-10% $140	-5% $114	+0% $88	+5% $62	+10% $36
Rent	-10% $-33	-5% $27	+0% $88	+5% $148	+10% $208
Rate	-1.0pp $126	-0.5pp $107	base $88	+0.5pp $68	+1.0pp $49

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 W 1300 N Saint George, UT	2.0	1.0	1120	$1,550	$1.38	23d	1	0.21mi
1503 N 2100 W Saint George, UT	1.0–2.0	1.0	693	$1,300	$1.88	15d	5	0.37mi
1741 W 950 N St. George, UT	2.0	1.5	1028	$1,500	$1.46	15d	1	0.59mi
1660 W Sunset Blvd Saint George, UT	2.0	2.0	909	$1,399	$1.54	23d	3	0.65mi
1040 N 1300 W #89 St. George, UT	3.0	2.0	1100	$1,795	$1.63	23d	1	0.83mi
1151 W 540 N Unit 4 St. George, UT	3.0	2.0	1000	$1,295	$1.29	23d	1	1.38mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1123	$1,688	$1.50	23d	18	1.40mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1187	$1,674	$1.41	15d	20	1.40mi
1180 W 425 N Saint George, UT	2.0	1.0	850	$1,250	$1.47	23d	1	1.43mi
776 Diagonal St #52 St George, UT	2.0	2.0	1076	$1,325	$1.23	15d	1	1.50mi

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 16 events

1. 2026-06-05
   statusdays on market $75,000 Pending 44 DOM
2. 2026-06-02
   days on market $75,000 Active 42 DOM
3. 2026-06-01
   days on market $75,000 Active 41 DOM
4. 2026-05-31
   days on market $75,000 Active 40 DOM
5. 2026-05-30
   days on market $75,000 Active 39 DOM
6. 2026-04-20
   listed $70,000 Active
7. 2024-09-16
   soldstatus Closed 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2024-08-21
   status Under Contract 31-char remark

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   There are no remarks available.

9. 2024-08-20
   price $500,000 31-char remark

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   There are no remarks available.

10. 2024-08-20
    status Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2024-05-19
    historical 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2024-03-28
    listed $650,000 Active 31-char remark

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    There are no remarks available.

13. 2018-06-14
    price $167,500 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

14. 2017-12-14
    historical 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

15. 2017-12-13
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2015-09-05
    listed $190,000 Active 31-char remark

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    There are no remarks available.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,320
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − HOA: −$7,200
• − Depreciation: −$2,182
• Taxable income: $306
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $980/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): 48,397
• Household income: $70,024
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1605.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 6% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 8% Slovak 4% Scottish 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 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: ▼ -356.86%
• Current HPI: 234.9418
• Rent YoY: ▲ 2.42%
• 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

-63.2% since first listed

11 events — show timeline

• 2026-04-20 Listed $70,000 WCBOR
• 2024-09-16 Sold (MLS) — WFRMLS
• 2024-08-21 Pending — WFRMLS
• 2024-08-20 Price Changed $500,000 WFRMLS
• 2024-08-20 Relisted — WFRMLS
• 2024-05-19 Listing Removed — WFRMLS
• 2024-03-28 Listed $650,000 WFRMLS
• 2018-06-14 Price Changed $167,500 WFRMLS
• 2017-12-14 Listing Removed — WFRMLS
• 2017-12-13 Sold (MLS) — WFRMLS
• 2015-09-05 Listed $190,000 WFRMLS