6175 W Park Dr

Duck Creek Village, UT 84762

$180,000D-

3 bd · 0.5 ba · 206 sqft · Built 2013 · Other · Active · 23 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,135/mo
• Mortgage (P&I): −$944
• Tax + insurance: −$126
• HOA: −$0
• Vac / Maint / Mgmt: −$238
• Net cashflow: $-174/mo
• Annual: $-2,084/yr
• Cap rate: 5.14%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• 1% rule: 0.63%
• Cash to close: $50,400

Investor read

• This is a 3-bed/0.5-bath other listed at $180k.
• 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).
• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $114k (36.9% below list) — sets the bar for 1% rule.
• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.8% local appreciation)).
• 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).
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.