1225 N Dixie Downs Rd #70 · St. George, UT 84770

$89,000

1 bd · 1.0 ba · 408 sqft · Manufactured public records · 20 Days on market

Built 1986 1,742 sqft lot $105/mo HOA · 9% of rent

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

Enjoy easy living in this charming 1-bedroom mobile home offering a comfortable layout, bright living spaces, and low-maintenance living perfect for a full-time residence or seasonal retreat. This well-maintained home is located in a welcoming community with fantastic amenities including a clubhouse, swimming pool, and tennis courts, making it easy to relax and stay active year-round. Conveniently located near shopping, dining, and everyday essentials.

Key facts

• Clubhouse
• Swimming pool
• Tennis courts

Tags

• CLUBHOUSE
• SWIMMING POOL
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $105; HOA covers sewer, trash and water; Community amenities include clubhouse and pool; Located in a senior community (DIXIE DOWNS RV RESORT 1)

Exterior

• Utilities: Electricity connected; Public sewer (connected); Water connected (culinary)
• Home design: Mobile home; Built/standing condition; Single-family use
• Construction: Aluminum construction; Aluminum roof
• Exterior features: Open porch; Storage shed(s); Landscaping: full

Interior

• Kitchen: Portable dishwasher; Range hood; Refrigerator
• Bedrooms: Primary bedroom on 1st floor; 1 main-level bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Free standing range/oven; Open porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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); 777 active listings in the ZIP; 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 $615 of loan paydown is wiped out by about $3k 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 + 2.4% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.32% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 6.3

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,173
• Equity at exit: $13,270

10-year hold

• IRR: 12.3%
• Equity multiple: 1.95×
• Total profit: $23,628
• Equity at exit: $7,695

Cash invested: $24,920 (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: 777
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$37
• HOA: −$105
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $286

Break-even live

Break-even rent $812

Max offer price $89,000

Occupancy floor 71%

Sensitivity live

Price	-10% $337	-5% $312	+0% $286	+5% $261	+10% $236
Rent	-10% $194	-5% $240	+0% $286	+5% $333	+10% $379
Rate	-1.0pp $331	-0.5pp $309	base $286	+0.5pp $263	+1.0pp $240

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-15
   status $89,000 Under Contract 20 DOM
2. 2026-06-15
   days on market $89,000 Active 20 DOM
3. 2026-06-14
   days on market $89,000 Active 18 DOM
4. 2026-06-13
   days on market $89,000 Active 17 DOM
5. 2026-06-10
   days on market $89,000 Active 15 DOM
6. 2026-06-09
   days on market $89,000 Active 14 DOM
7. 2026-06-08
   days on market $89,000 Active 13 DOM
8. 2026-06-07
   days on market $89,000 Active 12 DOM
9. 2026-06-05
   days on market $89,000 Active 9 DOM
10. 2026-06-03
    status $89,000 Active 7 DOM
11. 2026-05-19
    listed $89,000 Active
12. 2026-05-11
    listed $89,000 Active 456-char remark

    Show marketing remark (456 chars)

    Enjoy easy living in this charming 1-bedroom mobile home offering a comfortable layout, bright living spaces, and low-maintenance living perfect for a full-time residence or seasonal retreat. This well-maintained home is located in a welcoming community with fantastic amenities including a clubhouse, swimming pool, and tennis courts, making it easy to relax and stay active year-round. Conveniently located near shopping, dining, and everyday essentials.

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $587 · $49/mo
• Expected delta: +$199/yr (+$17/mo · 51.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥103°F today · 16 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: $14,090
• − Mortgage interest: −$4,985
• − Property taxes: −$388
• − Insurance: −$445
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − HOA: −$1,260
• − Depreciation: −$2,589
• Taxable income: $2,168
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $2,917/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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $89,000 WFRMLS
• 2026-05-11 Listed $89,000 WCBOR

Property tax history

+4.9%/yr

Latest (2025): $388 · -6.0% YoY. Source: county tax records.