206 N Quail Ridge Dr #6 · Washington, UT 84780

$189,000

2 bd · 1.0 ba · 924 sqft · Condo public records · 27 Days on market

Built 1981 $188/mo HOA · 11% of rent ↓ 23% since listing

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• 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

There are no remarks available.

Key facts

• Guest parking
• Single-level living
• Step-free living

Tags

• STEP-FREE LIVING
• SINGLE-LEVEL LIVING
• MODERN WOOD-LAMINATE FLOORING
• WHITE SUBWAY TILE BACKSPLASH
• NEWER STAINLESS STEEL STOVE
• GUEST PARKING

Property features AI

Finance

• Other: Zoned Residential, Multi-Family
• HOA & community: Homeowners association with monthly fee; HOA fee $188 per month; HOA covers water and sewer

Exterior

• Parking: Detached carport; 1 carport space
• Utilities: Sewer available; Electricity connected
• Home design: Residential condominium; Single-story; Unit faces detached carport (Unit #6)
• Construction: Brick construction; Slab foundation; Built as a condominium
• Exterior features: Paved road access; Sidewalks; Asphalt roof

Interior

• Kitchen: Dishwasher; Disposal; Range/Oven; Refrigerator
• Heating & cooling: Heat pump heating; Has cooling
• Interior features: Window coverings; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $21 ($252/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (10.6% below list).
• Recommended offer: $169k (10.6% below list) — sets the bar for 1% rule.

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: Washington School (math 42% / reading 37%, grade F, #332 of 585 statewide, top 58%, 463 students, 59% FRL); Fossil Ridge Intermediate (math 25% / reading 40%, grade F, #100 of 138 statewide, top 72%, 734 students, 46% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1027 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 27 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,966 (10.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.3

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-34,212
• Equity at exit: $28,181

10-year hold

• IRR: -19.3%
• Equity multiple: 0.11×
• Total profit: $-47,086
• Equity at exit: $16,341

Cash invested: $52,920 (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: 1027
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$79
• HOA: −$188
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $21

Break-even live

Break-even rent $1,663

Max offer price $189,000

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $74	+0% $21	+5% $-33	+10% $-86
Rent	-10% $-113	-5% $-46	+0% $21	+5% $88	+10% $154
Rate	-1.0pp $116	-0.5pp $69	base $21	+0.5pp $-28	+1.0pp $-78

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N 500 W Washington, UT	1.0–3.0	1.0–2.0	912	$1,810	$1.98	22d	1	0.30mi
2605 E 700 N Unit 3 St. George, UT	2.0	2.0	980	$1,450	$1.48	22d	1	0.98mi
165 N 300 E Washington, UT	2.0	1.0	875	$1,399	$1.60	15d	1	0.99mi
600 N 2450 E Apt 1202 St. George, UT	2.0	1.0	881	$1,225	$1.39	15d	1	1.19mi

HOA detail condo

• Monthly dues: $188 · $2,256/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-22
   days on market $189,000 Active 27 DOM
2. 2026-06-19
   days on market $189,000 Active 25 DOM
3. 2026-06-18
   days on market $189,000 Active 24 DOM
4. 2026-06-17
   days on market $189,000 Active 23 DOM
5. 2026-06-16
   days on market $189,000 Active 22 DOM
6. 2026-06-15
   days on market $189,000 Active 21 DOM
7. 2026-06-14
   days on market $189,000 Active 19 DOM
8. 2026-06-13
   days on market $189,000 Active 18 DOM
9. 2026-06-10
   days on market $189,000 Active 16 DOM
10. 2026-06-09
    pricedays on market $189,000 Active 15 DOM
11. 2026-06-08
    days on market $195,000 Active 14 DOM
12. 2026-06-07
    remarks 691-char remark
13. 2026-06-07
    days on market $195,000 Active 13 DOM
14. 2026-06-05
    days on market $195,000 Active 10 DOM
15. 2026-06-02
    days on market $195,000 Active 8 DOM
16. 2026-06-01
    days on market $195,000 Active 7 DOM
17. 2026-05-31
    days on market $195,000 Active 6 DOM
18. 2026-05-30
    days on market $195,000 Active 5 DOM
19. 2026-05-23
    listed $195,000 Active
20. 2025-01-29
    soldstatus
21. 2025-01-21
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2025-01-21
    soldstatus

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2025-01-13
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2024-12-23
    listed $205,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2024-08-06
    historical
26. 2024-07-26
    status Active
27. 2024-07-25
    historical
28. 2024-06-07
    listed $240,000 Active
29. 2024-05-01
    historical
30. 2024-04-19
    status Active
31. 2024-04-01
    status Under Contract
32. 2024-03-20
    status Active
33. 2024-03-08
    historical Backup
34. 2024-01-25
    price $219,000
35. 2024-01-25
    price $219,000
36. 2024-01-15
    price $228,000
37. 2024-01-15
    price $228,000
38. 2023-11-27
    price $239,000
39. 2023-11-27
    price $239,000
40. 2023-11-14
    listed $249,000 Active
41. 2023-11-01
    historical
42. 2023-10-19
    price $245,000
43. 2023-10-12
    listed $252,000 Active
44. 2023-06-01
    soldstatus
45. 2010-05-04
    soldstatus
46. 2010-03-24
    soldstatus
47. 2008-08-19
    soldstatus

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $1,247 · $104/mo
• Expected delta: +$576/yr (+$48/mo · 85.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 16 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: $20,276
• − Mortgage interest: −$10,587
• − Property taxes: −$672
• − Insurance: −$945
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − HOA: −$2,256
• − Depreciation: −$5,498
• Taxable loss: −$2,926
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $954/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

-22.6% since first listed

29 events — show timeline

• 2026-05-23 Listed $195,000 WCBOR
• 2025-01-29 Sold (Public Records) — Public Records
• 2025-01-21 Sold (Public Records) — Public Records
• 2025-01-21 Sold (MLS) — WFRMLS
• 2025-01-13 Pending — WFRMLS
• 2024-12-23 Listed $205,000 WFRMLS
• 2024-08-06 Listing Removed — WFRMLS
• 2024-07-26 Relisted — WFRMLS
• 2024-07-25 Listing Removed — WFRMLS
• 2024-06-07 Listed $240,000 WFRMLS
• 2024-05-01 Listing Removed — WFRMLS
• 2024-04-19 Relisted — WFRMLS
• 2024-04-01 Pending — WFRMLS
• 2024-03-20 Relisted — WFRMLS
• 2024-03-08 Contingent — WFRMLS
• 2024-01-25 Price Changed $219,000 WFRMLS
• 2024-01-25 Price Changed $219,000 WCBOR
• 2024-01-15 Price Changed $228,000 WCBOR
• 2024-01-15 Price Changed $228,000 WFRMLS
• 2023-11-27 Price Changed $239,000 WCBOR
• 2023-11-27 Price Changed $239,000 WFRMLS
• 2023-11-14 Listed $249,000 WFRMLS
• 2023-11-01 Listing Removed — WFRMLS
• 2023-10-19 Price Changed $245,000 WFRMLS
• 2023-10-12 Listed $252,000 WFRMLS
• 2023-06-01 Sold (Public Records) — Public Records
• 2010-05-04 Sold (Public Records) — Public Records
• 2010-03-24 Sold (Public Records) — Public Records
• 2008-08-19 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $672 · -50.0% YoY. Source: county tax records.