3701 S Mckenzie Ln · Washington, UT 84780

$299,000

4 bd · 5.0 ba · 4,747 sqft · SingleFamily public records · 326 Days on market

Built 2022 0.32 ac lot $1/mo HOA ↓ 9% 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 +20.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +6.4/10.0
• 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

Looking for a fully turnkey luxury vacation home that has been painstakingly and professionally designed, decorated and furnished? This Ember Co-Ownership Home is completely ready to move in! Being sold in 1/8th ownerships ($328,874 price per 1/8th ownership), you can now buy the time you need in the home, and offset the time you aren't using it with other like-minded owners! No need to nightly rent it to strangers in order to justify the purchase. With Co-Ownership, you are offsetting your total costs by 87%! Ember has poured over every last fine detail in this home! From silverware in the kitchen drawers to linens on the beds, you'll only need to bring your toothbrush and clothes! In fact, with the individual owner storage areas, you can leave those for your next stay too! Do you love to host guests? You'll have no problem doing so as there is plenty of room to sleep 14+ comfortably with a total of 5 bedrooms, 3 of which have dedicated ensuite baths. With panoramic doors to your outside living spaces, you can extend the fun into your spacious backyard area featuring a private pool, water features, fire pit and luxury hot tub! If you need space to work, the home has a private office bursting with daylight and 1 GB internet access. Store your toys and cars in the 6-car 1784 sq. ft. garage (including a 49' deep RV bay). This Ember Home could also be sold in its entirety. Call Listing Agent for more details. Square footage figures are provided as a courtesy estimate only and were obtained from Builder. Buyer is advised to obtain an independent measurement.

Key facts

• Private pool
• Fire pit
• Water features

Tags

• TURNKEY LUXURY VACATION HOME
• INDIVIDUAL OWNER STORAGE AREAS
• SPACIOUS BACKYARD AREA
• PRIVATE POOL
• WATER FEATURES
• FIRE PIT

Property features AI

Finance

• Other: Above-grade finished area approximately 4,850; Lot approximately 0.32 acres with curb & gutter, paved road, sidewalks
• HOA & community: Homeowners association with $15 annual fee; Subdivision: HAWKEYE POINTE SUBDI

Exterior

• Parking: Attached garage; Garage with 6 covered spaces; 6 additional open parking spaces (12 total parking spaces); RV parking with approximately 49' space
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Two-story residence; Built in 2022; Fractional ownership; Single-family use; Faces west; Ground-level accessibility, roll-in shower, single-level living options
• Construction: Brick, clapboard/masonite, and stucco exterior materials; Metal roof; Slab foundation; Built/standing condition; Home warranty included
• Exterior features: Awnings; Balcony; Covered deck; Covered and open patios; Lighting; Sliding glass doors; Fenced yard (full); Patio open; Patio covered; Sprinkler system (auto-full); View of the valley; Mature landscaping, terraced yard, xeriscaping, and waterfall

Interior

• Kitchen: Double ovens (gas); Built-in gas range; Gas oven; Granite countertops; Second kitchen
• Bedrooms: Two main-level bedrooms; Primary bedroom(s) located on first and second floors
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms; Two three-quarter bathrooms; One half bathroom; One partial bathroom
• Heating & cooling: Forced air heating; Gas central heating; Gas stove heating; Hot water heating; Central air conditioning
• Interior features: Wet bar; Primary bath with separate tub and shower; Walk-in closets; Den / office; Garbage disposal; French doors; Gas log fireplace; Great room; Second kitchen; Mother-in-law apartment; Double wall ovens (gas); Built-in gas range; Granite countertops; Smart thermostat
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $263k (12.0% 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.
• Zoned schools: Majestic Fields School (math 41% / reading 43%, grade F, #287 of 585 statewide, top 52%, 716 students, 12% FRL) — zoned schools average 12% FRL vs 36% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent runs 45% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $9k 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 326 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 2.6% of price.
• 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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 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. 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. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 7.2

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-34,205
• Equity at exit: $44,582

10-year hold

• IRR: -8.3%
• Equity multiple: 0.56×
• Total profit: $-36,855
• Equity at exit: $25,852

Cash invested: $83,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,447 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$651 /mo · $7,809/yr
• Insurance: −$125
• HOA: −$1
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $379

Break-even live

Break-even rent $2,967

Max offer price $299,000

Occupancy floor 84%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3782 S Brade Ln Washington, UT	5.0	3.0	3171	$3,950	$1.25	13d	1	0.13mi
3134 E Blue Heron Dr Saint George, UT	5.0	4.5	3456	$4,500	$1.30	21d	1	0.69mi

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: waterinternetpool

Listing history 28 events

1. 2026-06-19
   days on market $299,000 Active 326 DOM
2. 2026-06-18
   days on market $299,000 Active 325 DOM
3. 2026-06-17
   days on market $299,000 Active 324 DOM
4. 2026-06-16
   days on market $299,000 Active 323 DOM
5. 2026-06-15
   days on market $299,000 Active 322 DOM
6. 2026-06-14
   days on market $299,000 Active 320 DOM
7. 2026-06-13
   days on market $299,000 Active 319 DOM
8. 2026-06-10
   days on market $299,000 Active 317 DOM
9. 2026-06-09
   days on market $299,000 Active 316 DOM
10. 2026-06-08
    days on market $299,000 Active 315 DOM
11. 2026-06-07
    days on market $299,000 Active 314 DOM
12. 2026-06-05
    days on market $299,000 Active 311 DOM
13. 2026-06-02
    days on market $299,000 Active 309 DOM
14. 2026-06-01
    days on market $299,000 Active 308 DOM
15. 2026-05-31
    days on market $299,000 Active 307 DOM
16. 2026-05-30
    days on market $299,000 Active 306 DOM
17. 2026-03-06
    price $299,000 1580-char remark

    Show marketing remark (1580 chars)

    Looking for a fully turnkey luxury vacation home that has been painstakingly and professionally designed, decorated and furnished? This Ember Co-Ownership Home is completely ready to move in! Being sold in 1/8th ownerships ($328,874 price per 1/8th ownership), you can now buy the time you need in the home, and offset the time you aren't using it with other like-minded owners! No need to nightly rent it to strangers in order to justify the purchase. With Co-Ownership, you are offsetting your total costs by 87%! Ember has poured over every last fine detail in this home! From silverware in the kitchen drawers to linens on the beds, you'll only need to bring your toothbrush and clothes! In fact, with the individual owner storage areas, you can leave those for your next stay too! Do you love to host guests? You'll have no problem doing so as there is plenty of room to sleep 14+ comfortably with a total of 5 bedrooms, 3 of which have dedicated ensuite baths. With panoramic doors to your outside living spaces, you can extend the fun into your spacious backyard area featuring a private pool, water features, fire pit and luxury hot tub! If you need space to work, the home has a private office bursting with daylight and 1 GB internet access. Store your toys and cars in the 6-car 1784 sq. ft. garage (including a 49' deep RV bay). This Ember Home could also be sold in its entirety. Call Listing Agent for more details. Square footage figures are provided as a courtesy estimate only and were obtained from Builder. Buyer is advised to obtain an independent measurement.

18. 2026-03-06
    price $299,000

    Show marketing remark (1580 chars)

    Looking for a fully turnkey luxury vacation home that has been painstakingly and professionally designed, decorated and furnished? This Ember Co-Ownership Home is completely ready to move in! Being sold in 1/8th ownerships ($328,874 price per 1/8th ownership), you can now buy the time you need in the home, and offset the time you aren't using it with other like-minded owners! No need to nightly rent it to strangers in order to justify the purchase. With Co-Ownership, you are offsetting your total costs by 87%! Ember has poured over every last fine detail in this home! From silverware in the kitchen drawers to linens on the beds, you'll only need to bring your toothbrush and clothes! In fact, with the individual owner storage areas, you can leave those for your next stay too! Do you love to host guests? You'll have no problem doing so as there is plenty of room to sleep 14+ comfortably with a total of 5 bedrooms, 3 of which have dedicated ensuite baths. With panoramic doors to your outside living spaces, you can extend the fun into your spacious backyard area featuring a private pool, water features, fire pit and luxury hot tub! If you need space to work, the home has a private office bursting with daylight and 1 GB internet access. Store your toys and cars in the 6-car 1784 sq. ft. garage (including a 49' deep RV bay). This Ember Home could also be sold in its entirety. Call Listing Agent for more details. Square footage figures are provided as a courtesy estimate only and were obtained from Builder. Buyer is advised to obtain an independent measurement.

19. 2025-07-28
    listed $313,746 Active
20. 2025-07-21
    listed $313,746 Active 1580-char remark

    Show marketing remark (1580 chars)

    Looking for a fully turnkey luxury vacation home that has been painstakingly and professionally designed, decorated and furnished? This Ember Co-Ownership Home is completely ready to move in! Being sold in 1/8th ownerships ($328,874 price per 1/8th ownership), you can now buy the time you need in the home, and offset the time you aren't using it with other like-minded owners! No need to nightly rent it to strangers in order to justify the purchase. With Co-Ownership, you are offsetting your total costs by 87%! Ember has poured over every last fine detail in this home! From silverware in the kitchen drawers to linens on the beds, you'll only need to bring your toothbrush and clothes! In fact, with the individual owner storage areas, you can leave those for your next stay too! Do you love to host guests? You'll have no problem doing so as there is plenty of room to sleep 14+ comfortably with a total of 5 bedrooms, 3 of which have dedicated ensuite baths. With panoramic doors to your outside living spaces, you can extend the fun into your spacious backyard area featuring a private pool, water features, fire pit and luxury hot tub! If you need space to work, the home has a private office bursting with daylight and 1 GB internet access. Store your toys and cars in the 6-car 1784 sq. ft. garage (including a 49' deep RV bay). This Ember Home could also be sold in its entirety. Call Listing Agent for more details. Square footage figures are provided as a courtesy estimate only and were obtained from Builder. Buyer is advised to obtain an independent measurement.

21. 2025-06-08
    historical
22. 2024-06-07
    listed $313,746 Active
23. 2024-03-08
    historical
24. 2023-03-07
    listed $328,874 Active
25. 2023-03-01
    historical
26. 2022-12-01
    listed $328,874 Active
27. 2022-11-28
    historical
28. 2022-06-17
    listed $328,874 Active

ⓘ 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: $7,809 · $651/mo
• Projected year-2 tax: $7,809 · $651/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 5 d/yr ≥103°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: $41,363
• − Mortgage interest: −$16,749
• − Property taxes: −$7,809
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,309
• − Management: −$3,309
• − HOA: −$12
• − Depreciation: −$8,698
• Taxable loss: −$18
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $4,549/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

-9.1% since first listed

12 events — show timeline

• 2026-03-06 Price Changed $299,000 WCBOR
• 2026-03-06 Price Changed $299,000 WFRMLS
• 2025-07-28 Listed $313,746 WFRMLS
• 2025-07-21 Listed $313,746 WCBOR
• 2025-06-08 Listing Removed — WFRMLS
• 2024-06-07 Listed $313,746 WFRMLS
• 2024-03-08 Listing Removed — WFRMLS
• 2023-03-07 Listed $328,874 WFRMLS
• 2023-03-01 Listing Removed — WFRMLS
• 2022-12-01 Listed $328,874 WFRMLS
• 2022-11-28 Listing Removed — WFRMLS
• 2022-06-17 Listed $328,874 WFRMLS

Property tax history

+55.3%/yr

Latest (2025): $7,809 · +1.2% YoY. Source: county tax records.