2051 W Canyon View Dr Unit 5A · St. George, UT 84770

$45,000

3 bd · 2.0 ba · 1,038 sqft · Condo public records · 194 Days on market

Built 1987 $199/mo HOA · 8% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Fractional Ownership in Green Valley Area of St George

Key facts

• Green valley area
• Scenic biking trails
• Hiking trails

Tags

• GREEN VALLEY AREA
• SCENIC BIKING TRAILS
• HIKING TRAILS
• WALKING TRAILS
• HOA FEES COVER UTILITIES
• SNOW CANYON STATE PARK

Property features AI

Finance

• HOA & community: Homeowners association with a $199 monthly fee

Exterior

• Utilities: Cable available; Electricity available; Sewer available; Natural gas connected
• Home design: Residential property; Single-story; Entry on main level
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built on a 30 x 60 lot
• Exterior features: Partial fencing; Landscaped lot

Interior

• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: Arrowhead School (math 34% / reading 36%, grade F, #388 of 585 statewide, top 67%, 552 students, 30% FRL); Tonaquint Intermediate (math 31% / reading 38%, grade F, #96 of 138 statewide, top 69%, 735 students, 42% FRL); Dixie High (math 26% / reading 37%, grade F, #117 of 171 statewide, top 68%, 1,293 students, 31% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 779 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent runs 41% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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: property tax is 4.2% of price.
• 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.37% ✓
• Cap rate: 40.89%
• Cash-on-cash: 123.55%
• DSCR: 6.50
• GRM: 1.6

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: —
• Equity multiple: 6.89×
• Total profit: $74,154
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 14.19×
• Total profit: $166,179
• Equity at exit: $3,891

Cash invested: $12,600 (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 84770

• Rents YoY: 2.4%
• Active inventory: 779
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $2,417 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$19
• HOA: −$199
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $1,297

Break-even live

Break-even rent $774

Max offer price $45,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,323	-5% $1,310	+0% $1,297	+5% $1,285	+10% $1,272
Rent	-10% $1,106	-5% $1,202	+0% $1,297	+5% $1,393	+10% $1,488
Rate	-1.0pp $1,320	-0.5pp $1,309	base $1,297	+0.5pp $1,286	+1.0pp $1,274

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Gap Canyon Pkwy Unit S201 St. George, UT	3.0	3.0	1487	$2,700	$1.82	15d	1	0.04mi
1366 W Indian Hills Dr Saint George, UT	2.0–3.0	2.0–2.5	1125	$1,560	$1.39	22d	6	1.30mi
302 S Divario Canyon Dr Saint George, UT	1.0–3.0	1.0–2.0	999	$1,799	$1.80	15d	3	1.32mi

HOA detail condo

• Monthly dues: $199 · $2,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-22
   days on market $45,000 Active 194 DOM
2. 2026-06-19
   days on market $45,000 Active 192 DOM
3. 2026-06-18
   days on market $45,000 Active 191 DOM
4. 2026-06-17
   days on market $45,000 Active 190 DOM
5. 2026-06-16
   days on market $45,000 Active 189 DOM
6. 2026-06-15
   days on market $45,000 Active 188 DOM
7. 2026-06-14
   days on market $45,000 Active 186 DOM
8. 2026-06-13
   days on market $45,000 Active 185 DOM
9. 2026-06-10
   days on market $45,000 Active 183 DOM
10. 2026-06-09
    days on market $45,000 Active 182 DOM
11. 2026-06-08
    days on market $45,000 Active 181 DOM
12. 2026-06-07
    days on market $45,000 Active 180 DOM
13. 2026-06-05
    days on market $45,000 Active 177 DOM
14. 2026-06-02
    days on market $45,000 Active 175 DOM
15. 2026-06-01
    days on market $45,000 Active 174 DOM
16. 2026-05-31
    days on market $45,000 Active 173 DOM
17. 2026-05-30
    days on market $45,000 Active 172 DOM
18. 2025-12-09
    listed $45,000 Active

    Show marketing remark (54 chars)

    Fractional Ownership in Green Valley Area of St George

19. 2025-12-09
    status Active 54-char remark

    Show marketing remark (54 chars)

    Fractional Ownership in Green Valley Area of St George

20. 2025-09-08
    price $46,000
21. 2024-01-17
    status Pending 54-char remark

    Show marketing remark (54 chars)

    Fractional Ownership in Green Valley Area of St George

22. 2024-01-10
    price $39,900 54-char remark

    Show marketing remark (54 chars)

    Fractional Ownership in Green Valley Area of St George

23. 2023-10-11
    listed $112,000 Active 54-char remark

    Show marketing remark (54 chars)

    Fractional Ownership in Green Valley Area of St George

24. 2023-09-11
    historical
25. 2023-09-05
    price $44,900
26. 2023-02-03
    listed $49,000 Active
27. 2023-02-01
    historical
28. 2023-01-09
    price $49,500
29. 2022-11-28
    price $49,000
30. 2022-11-17
    listed $55,000 Active
31. 2022-11-04
    historical
32. 2022-11-02
    price $55,000
33. 2022-10-08
    price $58,900
34. 2022-09-12
    price $59,000
35. 2022-08-31
    listed $69,000 Active
36. 2022-04-15
    soldstatus
37. 2022-04-14
    soldstatus Closed
38. 2022-02-20
    historical Backup
39. 2022-02-09
    listed $55,000 Active
40. 2004-03-31
    soldstatus
41. 2004-03-29
    soldstatus
42. 2004-01-07
    listed $12,000
43. 2002-11-15
    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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°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: $28,999
• − Mortgage interest: −$2,521
• − Property taxes: −$1,897
• − Insurance: −$225
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − HOA: −$2,388
• − Depreciation: −$1,309
• Taxable income: $16,020
• Est. tax owed @ 24.0%: −$3,845
• After-tax cash flow: $11,723/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

+275.0% since first listed

26 events — show timeline

• 2025-12-09 Listed $45,000 WCBOR
• 2025-12-09 Relisted — PCMLS
• 2025-09-08 Price Changed $46,000 WCBOR
• 2024-01-17 Pending — PCMLS
• 2024-01-10 Price Changed $39,900 PCMLS
• 2023-10-11 Listed $112,000 PCMLS
• 2023-09-11 Listing Removed — WFRMLS
• 2023-09-05 Price Changed $44,900 WFRMLS
• 2023-02-03 Listed $49,000 WFRMLS
• 2023-02-01 Listing Removed — WFRMLS
• 2023-01-09 Price Changed $49,500 WFRMLS
• 2022-11-28 Price Changed $49,000 WFRMLS
• 2022-11-17 Listed $55,000 WFRMLS
• 2022-11-04 Listing Removed — WFRMLS
• 2022-11-02 Price Changed $55,000 WFRMLS
• 2022-10-08 Price Changed $58,900 WFRMLS
• 2022-09-12 Price Changed $59,000 WFRMLS
• 2022-08-31 Listed $69,000 WFRMLS
• 2022-04-15 Sold (Public Records) — Public Records
• 2022-04-14 Sold (MLS) — WFRMLS
• 2022-02-20 Contingent — WFRMLS
• 2022-02-09 Listed $55,000 WFRMLS
• 2004-03-31 Sold (MLS) — WFRMLS
• 2004-03-29 Sold (Public Records) — Public Records
• 2004-01-07 Listed $12,000 WFRMLS
• 2002-11-15 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,897 · +2.6% YoY. Source: county tax records.