1450 N Dixie Downs Rd N #47 · St. George, UT 84770

$90,000

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 234 Days on market

Built 1982 $600/mo HOA · 36% of rent ↓ 40% since listing

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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 +19.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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

This home is conveniently located in the Canyon View Community. Freshly renovated with modern kitchen upgrades including an oversized island, perfect for gathering everyone around. Move-in ready. Upgraded tile showers and shed in back for extra storage. And financing options exist! Seller will carry or will pay the first 6 months of the lot rent with the right offer! This is a must see.

Key facts

• Extra storage
• Oversized island
• 3 parking spots

Tags

• MODERN KITCHEN UPGRADES
• OVERSIZED ISLAND
• UPGRADED TILE SHOWERS
• EXTRA STORAGE

Property features AI

Finance

• Other: Zoning: Residential
• HOA & community: Homeowners association with monthly fee of $600; Community clubhouse; HOA fee includes water and sewer

Exterior

• Parking: Carport with 3 spaces; No additional parking features listed
• Utilities: Electricity connected
• Home design: Single-story mobile home; Residential property subtype: Mobile Home (rented lot); Facing/entry direction not specified
• Construction: Vinyl siding construction; Built year not specified; One story
• Exterior features: Aluminum roof; Lot details: See remarks

Interior

• Heating & cooling: Heat pump heating; No central cooling
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: Paradise Canyon (math 31% / reading 24%, grade F, #451 of 585 statewide, top 77%, 478 students, 62% FRL); Snow Canyon High (math 32% / reading 48%, grade F, #62 of 171 statewide, top 36%, 1,266 students, 30% FRL).
• Market conditions: Rents rising (+2.4%/yr); 777 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 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 234 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 4.5

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-8,739
• Equity at exit: $13,419

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-1,679
• Equity at exit: $7,782

Cash invested: $25,200 (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 84770

• Rents YoY: 2.4%
• Active inventory: 777
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$600
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $101

Break-even live

Break-even rent $1,547

Max offer price $90,000

Occupancy floor 89%

Sensitivity live

Price	-10% $163	-5% $132	+0% $101	+5% $70	+10% $39
Rent	-10% $-31	-5% $35	+0% $101	+5% $167	+10% $233
Rate	-1.0pp $146	-0.5pp $124	base $101	+0.5pp $78	+1.0pp $54

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 W 1300 N Saint George, UT	2.0	1.0	1120	$1,550	$1.38	21d	1	0.18mi
1664 N Dixie Downs Rd Unit 2 St. George, UT	3.0	2.5	1480	$1,700	$1.15	21d	1	0.26mi
1117 West Unit A St. George, UT	2.0	2.0	1850	$1,850	$1.00	21d	1	0.27mi
1591 W 1170 N Unit 24 St. George, UT	3.0	2.5	1314	$1,588	$1.21	21d	1	0.41mi
1741 W 950 N St. George, UT	2.0	1.5	1028	$1,500	$1.46	14d	1	0.59mi
1660 W Sunset Blvd Saint George, UT	2.0	2.0	909	$1,399	$1.54	21d	3	0.63mi
1308 W 1130 N #2 St George, UT	3.0	2.0	1300	$1,695	$1.30	14d	1	0.66mi
1606 N Raven Ln Saint George, UT	3.0	2.0	1670	$1,973	$1.18	21d	1	0.75mi
1040 N 1300 W #89 St. George, UT	3.0	2.0	1100	$1,795	$1.63	21d	1	0.78mi
960 Heritage Dr #52 Santa Clara, UT	3.0	2.5	1858	$2,200	$1.18	14d	1	0.97mi
1151 W 540 N Unit 4 St. George, UT	3.0	2.0	1000	$1,295	$1.29	21d	1	1.35mi
340 N Country Ln #65 Saint George, UT	2.0	3.0	1290	$1,800	$1.40	14d	1	1.36mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1123	$1,688	$1.50	21d	18	1.40mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1187	$1,674	$1.41	14d	20	1.40mi
776 Diagonal St #52 St George, UT	2.0	2.0	1076	$1,325	$1.23	14d	1	1.45mi

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 23 events

1. 2026-06-19
   days on market $90,000 Active 234 DOM
2. 2026-06-18
   days on market $90,000 Active 233 DOM
3. 2026-06-17
   days on market $90,000 Active 232 DOM
4. 2026-06-16
   days on market $90,000 Active 231 DOM
5. 2026-06-15
   days on market $90,000 Active 230 DOM
6. 2026-06-14
   days on market $90,000 Active 228 DOM
7. 2026-06-13
   days on market $90,000 Active 227 DOM
8. 2026-06-10
   days on market $90,000 Active 225 DOM
9. 2026-06-09
   days on market $90,000 Active 224 DOM
10. 2026-06-08
    days on market $90,000 Active 223 DOM
11. 2026-06-07
    days on market $90,000 Active 222 DOM
12. 2026-06-05
    remarks 391-char remark
13. 2026-06-05
    days on market $90,000 Active 219 DOM
14. 2026-06-02
    days on market $90,000 Active 217 DOM
15. 2026-06-01
    days on market $90,000 Active 216 DOM
16. 2026-05-31
    days on market $90,000 Active 215 DOM
17. 2026-05-30
    days on market $90,000 Active 214 DOM
18. 2025-11-10
    price $90,000
19. 2025-10-28
    listed $105,000 Active
20. 2025-10-13
    price $115,000
21. 2025-06-05
    price $125,000
22. 2025-03-18
    price $135,000
23. 2025-02-04
    price $150,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥103°F today · 18 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: $20,093
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − HOA: −$7,200
• − Depreciation: −$2,618
• Taxable income: $219
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $1,158/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

-40.0% since first listed

6 events — show timeline

• 2025-11-10 Price Changed $90,000 WCBOR
• 2025-10-28 Listed $105,000 WCBOR
• 2025-10-13 Price Changed $115,000 WCBOR
• 2025-06-05 Price Changed $125,000 WCBOR
• 2025-03-18 Price Changed $135,000 WCBOR
• 2025-02-04 Price Changed $150,000 WCBOR