200 E 400 S · Washington, UT 84780

$97,500

3 bd · 2.0 ba · 840 sqft · Manufactured · 15 Days on market

Built 1983 $502/mo HOA · 28% 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

PRICED TO SELL! Spacious mobile home in quiet 55+ community of Pleasant View Mobile Home Park. Great location conveniently located near new dog park. All appliances included. Lot fee is $285/month. Buyer will need to be approved by Park Manager prior to sale.

Key facts

• Remodeled kitchen
• Backs to dog park
• Covered front deck

Tags

• REMODELED KITCHEN
• ENERGY EFFICIENT WINDOWS
• COVERED FRONT DECK
• BACKS TO DOG PARK
• MINUTES FROM DINING

Property features AI

Finance

• HOA & community: Homeowners association with a $502 monthly fee; HOA fee includes trash service

Exterior

• Home design: Single-family residence; Residential property
• Construction: Built with other/unspecified construction materials; Other roof
• Exterior features: Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating; Electric heating
• Interior features: 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $96k (1.5% 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.
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $674 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $96,037 (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: 1.83% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 4.6

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: -5.3%
• Equity multiple: 0.81×
• Total profit: $-5,148
• Equity at exit: $14,538

10-year hold

• IRR: -2.3%
• Equity multiple: 0.88×
• Total profit: $-3,313
• Equity at exit: $8,430

Cash invested: $27,300 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$511
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$41
• HOA: −$502
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $244

Break-even live

Break-even rent $1,473

Max offer price $97,500

Occupancy floor 81%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 N 300 E Washington, UT	2.0	1.0	875	$1,399	$1.60	13d	1	0.56mi
115 N 500 W Washington, UT	1.0–3.0	1.0–2.0	912	$2,000	$2.19	21d	1	0.78mi
1167 E Telegraph St Unit C203 Washington, UT	2.0	1.0	925	$1,450	$1.57	13d	1	1.03mi
45 N Red Trail Ln Washington, UT	2.0	1.0–2.0	699	$1,649	$2.36	13d	1	1.21mi
2605 E 700 N Unit 3 St. George, UT	2.0	2.0	980	$1,450	$1.48	21d	1	1.26mi
600 N 2450 E Apt 1202 St. George, UT	2.0	1.0	881	$1,225	$1.39	13d	1	1.29mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,999	$1.65	13d	8	1.40mi
2990 E Riverside Dr #159 Saint George, UT	2.0	1.0	1000	$1,400	$1.40	21d	1	1.44mi
626 N 1100 E Washington, UT	1.0–3.0	1.0–2.0	1121	$2,121	$1.89	13d	22	1.44mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,946	$2.06	13d	10	1.45mi

HOA detail

• Monthly dues: $502 · $6,024/yr

Listing history 13 events

1. 2026-06-19
   days on market $97,500 Active 15 DOM
2. 2026-06-18
   days on market $97,500 Active 14 DOM
3. 2026-06-17
   days on market $97,500 Active 13 DOM
4. 2026-06-16
   days on market $97,500 Active 12 DOM
5. 2026-06-15
   days on market $97,500 Active 11 DOM
6. 2026-06-14
   days on market $97,500 Active 9 DOM
7. 2026-06-13
   days on market $97,500 Active 8 DOM
8. 2026-06-10
   days on market $97,500 Active 6 DOM
9. 2026-06-09
   days on market $97,500 Active 5 DOM
10. 2026-06-08
    days on market $97,500 Active 4 DOM
11. 2026-06-07
    days on market $97,500 Active 3 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $97,500 Active 1 DOM

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,378
• − Mortgage interest: −$5,462
• − Property taxes: −$1,313
• − Insurance: −$488
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − HOA: −$6,024
• − Depreciation: −$2,836
• Taxable income: $1,835
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $2,488/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

+509.4% since first listed

5 events — show timeline

• 2026-06-01 Listed $97,500 ICBORMLS
• 2023-11-15 Listing Removed — WFRMLS
• 2017-04-03 Sold (MLS) — ICBORMLS
• 2016-11-15 Listed $21,000 ICBORMLS
• 2001-01-29 Listed $16,000 WFRMLS

Property tax history

-1.8%/yr

Latest (2025): $1,313 · -3.0% YoY. Source: county tax records.