1450 N Dixie Downs Rd #51 · St. George, UT 84770

$120,000

3 bd · 2.0 ba · 1,180 sqft · Manufactured · 163 Days on market

Built 1986 435 sqft lot $600/mo HOA · 35% of rent

---

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 +9.9/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

Key facts

• Move-in ready
• Extra parking
• Remodeled

Tags

• REMODELED
• MOVE-IN READY
• EXTRA PARKING
• RECENT UPDATES
• CLOSE TO MANY AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association with a $600 monthly fee; Association includes water and sewer; Community amenities include a playground; sewer is paid

Exterior

• Utilities: Culinary water; Association covers water and sewer
• Home design: Mobile home; Single-family use; Built/standing
• Construction: Asphalt roof
• Exterior features: Open porch; Exterior lighting; Paved road access

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on the 1st floor); Total of 8 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Vaulted ceilings; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $-74 ($-893/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (9.0% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: Red Mountain School (math 32% / reading 33%, grade F, #416 of 585 statewide, top 71%, 434 students, 59% FRL); Lava Ridge Intermediate (math 43% / reading 40%, grade F, #61 of 138 statewide, top 47%, 815 students, 42% 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); 779 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $830 of loan paydown is wiped out by about $4k 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 163 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $105,600 (12.0% 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 163 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.43% ✓
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 5.8

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-24,783
• Equity at exit: $17,892

10-year hold

• IRR: -16.6%
• Equity multiple: 0.10×
• Total profit: $-30,115
• Equity at exit: $10,375

Cash invested: $33,600 (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: 779
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$600
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-74

Break-even live

Break-even rent $1,809

Max offer price $109,236

Occupancy floor 99%

Sensitivity live

Price	-10% $9	-5% $-33	+0% $-74	+5% $-116	+10% $-157
Rent	-10% $-210	-5% $-142	+0% $-74	+5% $-7	+10% $61
Rate	-1.0pp $-14	-0.5pp $-44	base $-74	+0.5pp $-105	+1.0pp $-137

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	23d	1	0.16mi
1664 N Dixie Downs Rd Unit 2 St. George, UT	3.0	2.5	1480	$1,700	$1.15	23d	1	0.29mi
1591 W 1170 N Unit 24 St. George, UT	3.0	2.5	1314	$1,588	$1.21	23d	1	0.39mi
1090 N 1800 West Cir Unit 4 St. George, UT	4.0	2.5	1450	$1,725	$1.19	23d	1	0.43mi
1503 N 2100 W Saint George, UT	1.0–2.0	1.0	693	$1,300	$1.88	15d	5	0.48mi
1741 W 950 N St. George, UT	2.0	1.5	1028	$1,500	$1.46	15d	1	0.58mi
1308 W 1130 N #2 St George, UT	3.0	2.0	1300	$1,695	$1.30	15d	1	0.61mi
1660 W Sunset Blvd Saint George, UT	2.0	2.0	909	$1,399	$1.54	23d	3	0.62mi
1040 N 1300 W #89 St. George, UT	3.0	2.0	1100	$1,795	$1.63	23d	1	0.74mi
1151 W 540 N Unit 4 St. George, UT	3.0	2.0	1000	$1,295	$1.29	23d	1	1.32mi
340 N Country Ln #65 Saint George, UT	2.0	3.0	1290	$1,800	$1.40	15d	1	1.37mi
1180 W 425 N Saint George, UT	2.0	1.0	850	$1,250	$1.47	23d	1	1.37mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1123	$1,975	$1.76	23d	18	1.39mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1187	$1,950	$1.64	15d	20	1.39mi
776 Diagonal St #52 St George, UT	2.0	2.0	1076	$1,325	$1.23	15d	1	1.40mi
438 N Stone Mountain Dr #1 Saint George, UT	4.0	2.5	1483	$1,950	$1.31	15d	1	1.41mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: watersewer

Listing history 15 events

1. 2026-05-30
   days on market $120,000 Active 163 DOM
2. 2026-04-16
   price $120,000

   Show marketing remark (504 chars)

   Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

3. 2026-04-16
   price $120,000 504-char remark

   Show marketing remark (504 chars)

   Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

4. 2026-03-23
   price $130,000

   Show marketing remark (504 chars)

   Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

5. 2026-03-23
   price $130,000 504-char remark

   Show marketing remark (504 chars)

   Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

6. 2026-03-11
   status Active 504-char remark

   Show marketing remark (504 chars)

   Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

7. 2026-03-11
   status Active

   Show marketing remark (504 chars)

   Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

8. 2026-03-05
   status Under Contract

   Show marketing remark (504 chars)

   Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

9. 2026-03-05
   status Pending 504-char remark

   Show marketing remark (504 chars)

   Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

10. 2026-02-04
    price $145,000 504-char remark

    Show marketing remark (504 chars)

    Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

11. 2026-02-04
    price $145,000

    Show marketing remark (504 chars)

    Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

12. 2025-12-12
    listed $150,000 Active
13. 2025-12-10
    listed $150,000 Active 504-char remark

    Show marketing remark (504 chars)

    Remodeled and Move-In Ready on a RENTED LOT! This clean and well-cared-for home sits close to the front with extra parking just next door. Recent updates include flooring, kitchen cabinets and counters, paint, showers/bathrooms. Located in a quiet, friendly neighborhood with combined HOA fees and lot rent totaling $600 per month including water and sewer. Close to many amenities. Great buy! Buyer/buyer's agent to verify all information. Home can be added onto via approval from property management.

14. 2023-11-15
    historical
15. 2001-04-18
    listed $25,900

ⓘ 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: $20,581
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$7,200
• − Depreciation: −$3,491
• Taxable loss: −$2,525
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $-287/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

+363.3% since first listed

14 events — show timeline

• 2026-04-16 Price Changed $120,000 WFRMLS
• 2026-04-16 Price Changed $120,000 WCBOR
• 2026-03-23 Price Changed $130,000 WFRMLS
• 2026-03-23 Price Changed $130,000 WCBOR
• 2026-03-11 Relisted — WCBOR
• 2026-03-11 Relisted — WFRMLS
• 2026-03-05 Pending — WFRMLS
• 2026-03-05 Pending — WCBOR
• 2026-02-04 Price Changed $145,000 WCBOR
• 2026-02-04 Price Changed $145,000 WFRMLS
• 2025-12-12 Listed $150,000 WFRMLS
• 2025-12-10 Listed $150,000 WCBOR
• 2023-11-15 Listing Removed — WFRMLS
• 2001-04-18 Listed $25,900 WFRMLS