6175 W Park Dr · Duck Creek Village, UT 84762

$180,000

3 bd · 0.5 ba · 206 sqft · Other public records · 23 Days on market

Built 2013 0.50 ac lot

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.3/10.0

Listing remarks

Discover your private mountain getaway on . 5 acres near Navajo Lake, complete with three rustic log cabins (200 sq ft each) surrounded by mature trees and spectacular mountain scenery. Just 10 minutes to Navajo Lake, this unique property offers cooler summer temperatures, privacy, and direct access to some of Southern Utah's best hiking, fishing, and outdoor recreation. Ideal for a family retreat, vacation rental opportunity, or peaceful escape from the hustle of city living. Only accessible by snowmobile in the winter.

Key facts

• Mature trees
• Mountain scenery
• 0.5 acre lot

Tags

• PRIVATE MOUNTAIN GETAWAY
• THREE RUSTIC LOG CABINS
• MATURE TREES
• MOUNTAIN SCENERY
• DIRECT ACCESS TO HIKING
• DIRECT ACCESS TO FISHING

Property features AI

Finance

• HOA & community: Located in Navajo Lake Estates subdivision; Zoning: R-1/2

Exterior

• Utilities: Septic tank; No municipal water source listed
• Home design: Single-family residence; Residential property
• Construction: Log construction; Metal roof; Built on foundation (year built not provided)
• Exterior features: Covered patio

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Insulated windows; Double-pane windows; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (36.9% below list).
• Recommended offer: $114k (36.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Kane District (town): math 51% / reading 50% proficiency, ranked #22 of 80 in UT (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Valley School (math 52% / reading 42%, grade D-, #202 of 585 statewide, top 36%, 167 students, 33% FRL); Kanab Middle (math 57% / reading 47%, grade C+, #20 of 138 statewide, top 15%, 176 students, 28% FRL); Valley High (math 57% / reading 57%, grade C, #12 of 171 statewide, top 8%, 150 students, 25% FRL).
• Market conditions: 177 active listings in the ZIP; 186 units permitted in Kane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.8% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,514 (36.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.63% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 13.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.55×
• Total profit: $27,737
• Equity at exit: $99,238

10-year hold

• IRR: 10.5%
• Equity multiple: 2.88×
• Total profit: $94,541
• Equity at exit: $169,028

Cash invested: $50,400 (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 84762

• Home prices YoY: 1.7%
• Active inventory: 177
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$51 /mo · $618/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-174

Break-even live

Break-even rent $1,355

Max offer price $149,319

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-123	+0% $-174	+5% $-225	+10% $-276
Rent	-10% $-263	-5% $-219	+0% $-174	+5% $-129	+10% $-84
Rate	-1.0pp $-83	-0.5pp $-128	base $-174	+0.5pp $-220	+1.0pp $-268

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $180,000 Active 23 DOM
2. 2026-06-21
   days on market $180,000 Active 22 DOM
3. 2026-06-18
   days on market $180,000 Active 20 DOM
4. 2026-06-17
   days on market $180,000 Active 19 DOM
5. 2026-06-16
   days on market $180,000 Active 18 DOM
6. 2026-06-15
   days on market $180,000 Active 17 DOM
7. 2026-06-15
   days on market $180,000 Active 16 DOM
8. 2026-06-13
   days on market $180,000 Active 15 DOM
9. 2026-06-12
   days on market $180,000 Active 14 DOM
10. 2026-06-09
    days on market $180,000 Active 11 DOM
11. 2026-06-08
    days on market $180,000 Active 10 DOM
12. 2026-06-08
    days on market $180,000 Active 9 DOM
13. 2026-06-07
    days on market $180,000 Active 8 DOM
14. 2026-06-03
    days on market $180,000 Active 5 DOM
15. 2026-06-02
    days on market $180,000 Active 4 DOM
16. 2026-06-01
    days on market $180,000 Active 3 DOM
17. 2026-05-31
    remarks 526-char remark
18. 2026-05-31
    days on market $180,000 Active 2 DOM
19. 2026-05-29
    listed $180,000 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: $618 · $51/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$570/yr (+$48/mo · 92.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 8 d/yr ≥81°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,622
• − Mortgage interest: −$10,083
• − Property taxes: −$618
• − Insurance: −$900
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$5,236
• Taxable loss: −$5,395
• Est. tax savings @ 24.0%: +$1,295
• After-tax cash flow: $-789/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: Kane District
• NCES district ID: 4900480
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $46,696
• Composite: 42.9/100
• National rank: #3124
• State rank: #22 of 80 in UT

Livability — Duck Creek Village

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 111

Population outlook (Kane County) Hauer SSP2

• Today (2025): 7,284 people
• By 2030: 7,318 · +0.5%
• By 2040: 7,305 · +0.3%
• By 2050: 7,309 · +0.3%
• By 2075: 7,351 · +0.9%
• By 2100: 6,942 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 35%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 42%
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Kane

• 2024 margin: Solid R (+47.7) · D 25.4% · R 73.0% · Other 1.6%
• 2008→2024 swing: -4.7pp toward R · 2008: -43.0pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.8 2016: R+43.3 2012: R+53.2 2008: R+43.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.75%
• Current HPI: 285.4598
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-29 Listed $180,000 ICBORMLS

Property tax history

+8.3%/yr

Latest (2025): $618 · +3.4% YoY. Source: county tax records.