448 E Telegraph St #121 · Washington, UT 84780

$190,000

1 bd · 2.0 ba · 681 sqft · Manufactured public records · 78 Days on market

Built 2000 1,742 sqft lot $70/mo HOA · 5% of rent ↓ 5% since listing

---

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 +12.4/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

''Perfect Snowbird or Retirement Retreat - Cozy 1BR/ 1 Full and a 3/4BA w/ Bonus Room & Under $200K!'' MOVE-IN READY ~ MUST SEE TO APPRECIATE Welcome to easy, low-maintenance living in Cherokee Springs Senior (55+) Community--an ideal setting for seasonal snowbirds or seniors seeking comfort, simplicity, and value. This well-maintained 2000 Fleetwood Park model offers a cozy and functional layout with 1 bedroom, 1 Full and a 3/4 bath, and a versatile bonus room--offered under $200K. Inside, you'll find a bright and inviting space with vaulted ceilings, plastered walls and ceilings, and abundant natural light from bay/box windows with energy-efficient double-pane glass. Designed for

Key facts

• Covered deck
• Bonus room
• Covered back patio

Tags

• BONUS ROOM
• COVERED DECK
• COVERED BACK PATIO
• FULLY LANDSCAPED YARD
• DEDICATED WORKSHOP SPACE
• NEW ROOF

Property features AI

Finance

• HOA & community: Homeowners association with a clubhouse; Association fee $70 monthly; Located in a senior community; Subdivision: CHEROKEE SPRINGS RV PARK

Exterior

• Parking: Attached garage; Carport (1 space)
• Utilities: Sewer available; Electricity connected; Natural gas connected
• Home design: Single-story; Residential mobile home (owned lot); Masonite construction
• Construction: Asphalt roof
• Exterior features: Deck; Shed(s); Level lot; Paved road

Interior

• Kitchen: Microwave; Range; Oven; Refrigerator
• Bedrooms: Total of 7 rooms (bedrooms not separately specified)
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s); No cooling (additional note listed as None)
• Interior features: Window coverings; See remarks

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-33 ($-393/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (20.3% below list).
• Recommended offer: $151k (20.3% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $6k 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 78 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,466 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 10.5

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-37,339
• Equity at exit: $28,330

10-year hold

• IRR: -22.1%
• Equity multiple: 0.01×
• Total profit: $-52,468
• Equity at exit: $16,428

Cash invested: $53,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$79
• HOA: −$70
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-33

Break-even live

Break-even rent $1,556

Max offer price $184,221

Occupancy floor 97%

Sensitivity live

Price	-10% $75	-5% $21	+0% $-33	+5% $-86	+10% $-140
Rent	-10% $-152	-5% $-93	+0% $-33	+5% $27	+10% $87
Rate	-1.0pp $63	-0.5pp $16	base $-33	+0.5pp $-82	+1.0pp $-132

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.87mi
45 N Red Trail Ln Washington, UT	2.0	1.0–2.0	699	$1,499	$2.14	14d	1	0.94mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,449	$1.20	14d	8	1.06mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,403	$1.49	14d	10	1.14mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 21 events

1. 2026-06-19
   days on market $190,000 Active 78 DOM
2. 2026-06-18
   days on market $190,000 Active 77 DOM
3. 2026-06-17
   days on market $190,000 Active 76 DOM
4. 2026-06-16
   days on market $190,000 Active 75 DOM
5. 2026-06-15
   days on market $190,000 Active 74 DOM
6. 2026-06-14
   days on market $190,000 Active 72 DOM
7. 2026-06-13
   days on market $190,000 Active 71 DOM
8. 2026-06-10
   days on market $190,000 Active 69 DOM
9. 2026-06-09
   days on market $190,000 Active 68 DOM
10. 2026-06-08
    days on market $190,000 Active 67 DOM
11. 2026-06-07
    days on market $190,000 Active 66 DOM
12. 2026-06-05
    days on market $190,000 Active 63 DOM
13. 2026-06-02
    days on market $190,000 Active 61 DOM
14. 2026-06-01
    days on market $190,000 Active 60 DOM
15. 2026-05-31
    days on market $190,000 Active 59 DOM
16. 2026-05-30
    days on market $190,000 Active 58 DOM
17. 2026-05-02
    price $190,000
18. 2026-04-02
    listed $199,000 Active
19. 2022-10-18
    soldstatus
20. 2017-10-26
    soldstatus
21. 2012-02-29
    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: $1,005 · $84/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$249/yr (+$21/mo · 24.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 15 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: $18,176
• − Mortgage interest: −$10,643
• − Property taxes: −$1,005
• − Insurance: −$950
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − HOA: −$840
• − Depreciation: −$5,527
• Taxable loss: −$3,697
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $495/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

-4.5% since first listed

5 events — show timeline

• 2026-05-02 Price Changed $190,000 WCBOR
• 2026-04-02 Listed $199,000 WCBOR
• 2022-10-18 Sold (Public Records) — Public Records
• 2017-10-26 Sold (Public Records) — Public Records
• 2012-02-29 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,005 · +82.5% YoY. Source: county tax records.