1150 W Red Hills Pkwy #119 · Washington, UT 84780

$197,000

2 bd · 1.0 ba · 646 sqft · Manufactured public records · 111 Days on market

Built 1988 2,178 sqft lot $139/mo HOA · 9% 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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity to own an affordable, move in ready, well-maintained home. Feel the comfort when you first drive up and view a large, covered patio and 2 full size parking spaces. When you enter the home notice the open concept floor plan with vaulted ceilings, picture windows, bright and airy. Features 2 bedrooms, 2 bath and loads of storage. Remodeled bathroom, 2 water heaters, new washer and dryer, heat/ac pump 5 years old, shed with power, 2 new toilets and more. Located in Canyon Breeze a 55+ community, centrally located to all your needs. Low HOA fees of $139 a month include sewer, water, garbage, outdoor pool, private road, clubhouse, and yard maintenance. Friendly environment with lots of activities. A must to see.

Key facts

• Remodeled bathroom
• New washer and dryer
• Heat ac pump

Tags

• COVERED PATIO
• OPEN CONCEPT FLOOR PLAN
• REMODELED BATHROOM
• 2 WATER HEATERS
• NEW WASHER AND DRYER
• HEAT AC PUMP

Property features AI

Finance

• Other: Subdivision: CANYON BREEZE RV; Senior community
• HOA & community: Has homeowners association (CAM); Monthly HOA fee of $139 covering sewer, trash and water; Community amenities: clubhouse, fitness center, pool; pet rules allow pets

Exterior

• Parking: Uncovered parking; 2 open parking spaces (total 2)
• Utilities: Electricity connected; Water connected (culinary); Sewer connected (public)
• Home design: Mobile home style; Single-family use; Built/standing (effective year 2025)
• Construction: Composition roof
• Exterior features: Bay box windows; Covered deck; Double pane windows; Curb and gutter; Paved road; Automatic full sprinkler system; Mountain and red rock views; Landscaping: full

Interior

• Kitchen: Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 main level bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Evaporative cooling
• Interior features: Disposal; Free-standing range/oven; Vaulted ceilings; Blinds; Window coverings; Ceiling fan; Water softener (owned)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $197k.

Deal economics

• At list price, monthly cash flow is $-12 ($-145/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (17.2% below list).
• Recommended offer: $163k (17.2% 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: Sandstone School (math 21% / reading 28%, grade F, #474 of 585 statewide, top 83%, 506 students, 60% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL).
• Zoned-school proficiency averages 32% at this address vs 44% district-wide (-12 pts) — the specific schools serving this property underperform the Washington District average; the district grade overstates school quality for this exact location.
• 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 $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 111 days — a 9% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $163,053 (17.2% 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 111 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.1

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-37,486
• Equity at exit: $29,373

10-year hold

• IRR: -20.8%
• Equity multiple: 0.05×
• Total profit: $-52,155
• Equity at exit: $17,033

Cash invested: $55,160 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$82
• HOA: −$139
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-12

Break-even live

Break-even rent $1,646

Max offer price $194,860

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $44	+0% $-12	+5% $-68	+10% $-124
Rent	-10% $-141	-5% $-77	+0% $-12	+5% $52	+10% $117
Rate	-1.0pp $87	-0.5pp $38	base $-12	+0.5pp $-63	+1.0pp $-115

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: $49,250
• Closing costs: $5,910
• 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	$1,810	$1.98	22d	1	0.57mi

HOA detail

• Monthly dues: $139 · $1,668/yr
• Likely covers: watersewertrashpool

Listing history 22 events

1. 2026-06-19
   days on market $197,000 Active 111 DOM
2. 2026-06-18
   days on market $197,000 Active 110 DOM
3. 2026-06-17
   days on market $197,000 Active 109 DOM
4. 2026-06-16
   days on market $197,000 Active 108 DOM
5. 2026-06-15
   days on market $197,000 Active 107 DOM
6. 2026-06-14
   days on market $197,000 Active 105 DOM
7. 2026-06-13
   pricedays on market $197,000 Active 104 DOM
8. 2026-06-10
   days on market $210,000 Active 102 DOM
9. 2026-06-09
   days on market $210,000 Active 101 DOM
10. 2026-06-08
    days on market $210,000 Active 100 DOM
11. 2026-06-07
    days on market $210,000 Active 99 DOM
12. 2026-06-05
    days on market $210,000 Active 96 DOM
13. 2026-06-02
    days on market $210,000 Active 94 DOM
14. 2026-06-01
    days on market $210,000 Active 93 DOM
15. 2026-05-31
    days on market $210,000 Active 92 DOM
16. 2026-05-30
    days on market $210,000 Active 91 DOM
17. 2026-02-28
    listed $210,000 Active

    Show marketing remark (738 chars)

    Fantastic opportunity to own an affordable, move in ready, well-maintained home. Feel the comfort when you first drive up and view a large, covered patio and 2 full size parking spaces. When you enter the home notice the open concept floor plan with vaulted ceilings, picture windows, bright and airy. Features 2 bedrooms, 2 bath and loads of storage. Remodeled bathroom, 2 water heaters, new washer and dryer, heat/ac pump 5 years old, shed with power, 2 new toilets and more. Located in Canyon Breeze a 55+ community, centrally located to all your needs. Low HOA fees of $139 a month include sewer, water, garbage, outdoor pool, private road, clubhouse, and yard maintenance. Friendly environment with lots of activities. A must to see.

18. 2026-02-28
    listed $210,000 Active 738-char remark

    Show marketing remark (738 chars)

    Fantastic opportunity to own an affordable, move in ready, well-maintained home. Feel the comfort when you first drive up and view a large, covered patio and 2 full size parking spaces. When you enter the home notice the open concept floor plan with vaulted ceilings, picture windows, bright and airy. Features 2 bedrooms, 2 bath and loads of storage. Remodeled bathroom, 2 water heaters, new washer and dryer, heat/ac pump 5 years old, shed with power, 2 new toilets and more. Located in Canyon Breeze a 55+ community, centrally located to all your needs. Low HOA fees of $139 a month include sewer, water, garbage, outdoor pool, private road, clubhouse, and yard maintenance. Friendly environment with lots of activities. A must to see.

19. 2022-03-18
    historical
20. 2017-03-03
    soldstatus
21. 2005-09-02
    soldstatus
22. 2002-11-05
    listed $39,900

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $1,300 · $108/mo
• Expected delta: +$747/yr (+$62/mo · 135.2%)

ⓘ 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: $19,566
• − Mortgage interest: −$11,035
• − Property taxes: −$553
• − Insurance: −$985
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − HOA: −$1,668
• − Depreciation: −$5,731
• Taxable loss: −$3,536
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $703/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

+426.3% since first listed

6 events — show timeline

• 2026-02-28 Listed $210,000 WFRMLS
• 2026-02-28 Listed $210,000 WCBOR
• 2022-03-18 Listing Removed — WFRMLS
• 2017-03-03 Sold (Public Records) — Public Records
• 2005-09-02 Sold (Public Records) — Public Records
• 2002-11-05 Listed $39,900 WFRMLS

Property tax history

+2.1%/yr

Latest (2025): $553 · +4.9% YoY. Source: county tax records.