1150 W Red Hills Pkwy #114 · Washington, UT 84780

$145,000

1 bd · 1.0 ba · 619 sqft · Manufactured public records · 94 Days on market

Built 1986 2,178 sqft lot $139/mo HOA · 10% 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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• 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

Great opportunity for affordable living in Canyon Breeze! This well-kept property offers a comfortable layout with a bright living area, wood-style flooring, and plenty of natural light. The kitchen has good cabinet space and a functional setup, with an adjoining dining area for everyday meals. The bedroom includes built-in storage to help maximize space. Enjoy the covered front porch, perfect for relaxing outside, plus 2 uncovered parking spots and low-maintenance yard space. Located close to shopping, restaurants, and other amenities.

Key facts

• Covered front porch
• Bright living area
• Good cabinet space

Tags

• COVERED FRONT PORCH
• BUILT-IN STORAGE
• LOW-MAINTENANCE YARD SPACE
• GOOD CABINET SPACE
• BRIGHT LIVING AREA

Property features AI

Finance

• Other: On-site satellite dish
• HOA & community: Homeowners association with monthly fee of $139; HOA includes water; Community clubhouse available; Located in a senior community (CANYON BREEZE RV RESORT)

Exterior

• Parking: Carport with 2 spaces; No additional parking features listed
• Utilities: Electricity connected; Natural gas connected
• Home design: Manufactured home (modular/manufactured); Single-story
• Construction: Metal siding / steel siding; Metal roof; Concrete perimeter foundation; Built as a manufactured/modular structure
• Exterior features: Deck; Shed(s); Has a view; Paved road access; Level lot

Interior

• Kitchen: Range; Oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 total rooms (room count listed as 2)
• Heating & cooling: Heat pump heating; Central cooling with ceiling fan(s)
• Interior features: Window coverings; Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $132k (9.0% 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; 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 94 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 8.3

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-18,596
• Equity at exit: $21,620

10-year hold

• IRR: -9.6%
• Equity multiple: 0.49×
• Total profit: $-20,782
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$60
• HOA: −$139
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $143

Break-even live

Break-even rent $1,270

Max offer price $145,000

Occupancy floor 85%

Sensitivity live

Price	-10% $225	-5% $184	+0% $143	+5% $102	+10% $61
Rent	-10% $29	-5% $86	+0% $143	+5% $201	+10% $258
Rate	-1.0pp $216	-0.5pp $180	base $143	+0.5pp $106	+1.0pp $68

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N 500 W Washington, UT	1.0–3.0	1.0–2.0	912	$1,620	$1.78	22d	1	0.57mi

HOA detail

• Monthly dues: $139 · $1,668/yr

Listing history 24 events

1. 2026-06-19
   days on market $145,000 Active 94 DOM
2. 2026-06-18
   days on market $145,000 Active 93 DOM
3. 2026-06-17
   days on market $145,000 Active 92 DOM
4. 2026-06-16
   days on market $145,000 Active 91 DOM
5. 2026-06-15
   days on market $145,000 Active 90 DOM
6. 2026-06-14
   days on market $145,000 Active 88 DOM
7. 2026-06-13
   days on market $145,000 Active 87 DOM
8. 2026-06-10
   days on market $145,000 Active 85 DOM
9. 2026-06-09
   days on market $145,000 Active 84 DOM
10. 2026-06-08
    days on market $145,000 Active 83 DOM
11. 2026-06-07
    days on market $145,000 Active 82 DOM
12. 2026-06-05
    days on market $145,000 Active 79 DOM
13. 2026-06-02
    days on market $145,000 Active 77 DOM
14. 2026-06-01
    days on market $145,000 Active 76 DOM
15. 2026-05-31
    days on market $145,000 Active 75 DOM
16. 2026-05-30
    days on market $145,000 Active 74 DOM
17. 2026-03-17
    listed $145,000 Active
18. 2024-05-08
    soldstatus
19. 2018-12-04
    soldstatus
20. 2018-10-12
    soldstatus
21. 2014-07-22
    soldstatus
22. 2012-12-28
    soldstatus
23. 2008-12-30
    soldstatus
24. 2005-07-19
    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: $521 · $43/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$436/yr (+$36/mo · 83.7%)

ⓘ 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 5 d/yr ≥104°F today · 14 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: $17,416
• − Mortgage interest: −$8,122
• − Property taxes: −$521
• − Insurance: −$725
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − HOA: −$1,668
• − Depreciation: −$4,218
• Taxable loss: −$625
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $1,870/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

8 events — show timeline

• 2026-03-17 Listed $145,000 WCBOR
• 2024-05-08 Sold (Public Records) — Public Records
• 2018-12-04 Sold (Public Records) — Public Records
• 2018-10-12 Sold (Public Records) — Public Records
• 2014-07-22 Sold (Public Records) — Public Records
• 2012-12-28 Sold (Public Records) — Public Records
• 2008-12-30 Sold (Public Records) — Public Records
• 2005-07-19 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $521 · +4.0% YoY. Source: county tax records.