2331 S Mesa Rd Unit E-3 · Moab, UT 84532

$100,000

3 bd · 2.5 ba · 1,610 sqft · Condo · 295 Days on market

Built 2019 $800/mo HOA · 39% of rent

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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 +19.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Livability +3.6/5.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

* * * 1/12th Fractional Ownership, 30 days per year. * * * Here's your chance to own a slice of Utah Paradise. This unit is 1 of the nicest ground level units in Sage Creek at Moab, "Moab's nicest Luxury Resort Community". Like New, Turnkey vacation rental & comes fully furnished & managed by Utah's Best Vacation Rentals with good rental history. Moab continues to be a very high demand worldwide travel destination. Sage Creek is just 5 minutes south of downtown Moab & 10-15 minutes from The Arches & Canyonlands National Park, & other nearby attractions including: Dead Horse Point State Park, Goblin Valley, Slick Rock Trail, The Colorado River and

Key facts

• Ground level units
• Private hotub
• Fully furnished

Tags

• GROUND LEVEL UNITS
• FULLY FURNISHED
• 10-15 MINUTES FROM THE ARCHES
• CANYONLANDS NATIONAL PARK
• PRIVATE HOTUB
• BARN DOOR MASTER BATH

Property features AI

Finance

• Other: Agent owned; Short-term rentals allowed (zoning R-1); Subdivision: SAGE CREEK AT MOAB
• HOA & community: Homeowners association present; Monthly association fee; Association amenities include pool, spa/hot tub, RV parking, barbecue and picnic areas, fire pit, cable TV, gas paid, sewer and water paid, trash service, snow removal, grounds maintenance and management; pets permitted

Exterior

• Parking: Uncovered parking with 4 total open spaces; RV parking available (40' dimensions) and common RV parking
• Security: Audible alerts (accessibility/safety feature)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (public) water connected
• Home design: Condominium, main-level living; Single-level living; Accessible entrance and ramp; Accessible elevator installed; Ground-level; Built/standing condition (effective year 2023)
• Construction: Built in 2023; Concrete, stone and stucco construction; Membrane roof; Slab foundation
• Exterior features: Covered and open patios; Sliding glass doors; Walkout; Double-pane windows; Exterior lighting; Partially fenced yard; Patio with covered and open areas; Hot tub / spa; Private heated gunite pool (fenced); Mountain and Red Rock views; Full landscaping with drip irrigation and automatic sprinklers; Curb, gutter and paved road with sidewalks

Interior

• Kitchen: Gas oven and range; Microwave; Refrigerator; Granite counters
• Bedrooms: Three main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One partial/half bathroom
• Heating & cooling: Forced air gas central heating; Central air conditioning
• Interior features: Primary bath; Walk-in closet; Garbage disposal; Gas log fireplace insert; Granite countertops; Blinds and drapes (full); Ceiling fan
• Laundry & utility: Washer and dryer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#89 in UT) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, cost of living B; Watch: employment D, crime F, commute F.
• Grand District (town): math 27% / reading 31% proficiency, ranked #71 of 80 in UT (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Helen M. Knight School (math 30% / reading 28%, grade F, #444 of 585 statewide, top 77%, 732 students, 49% FRL); Grand County High (math 22% / reading 47%, grade F, #95 of 171 statewide, top 61%, 461 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 237 active listings in the ZIP; 238 units permitted in Grand County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grand County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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: HOA is 39% of rent.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 2.04% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-8,132
• Equity at exit: $14,910

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $4,763
• Equity at exit: $8,646

Cash invested: $28,000 (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 84532

• Home prices YoY: -0.5%
• Active inventory: 237
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,037 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$800
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $119

Break-even live

Break-even rent $1,887

Max offer price $100,000

Occupancy floor 89%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-19
   days on market $100,000 Active 295 DOM
2. 2026-06-18
   days on market $100,000 Active 294 DOM
3. 2026-06-17
   days on market $100,000 Active 293 DOM
4. 2026-06-16
   days on market $100,000 Active 292 DOM
5. 2026-06-15
   days on market $100,000 Active 291 DOM
6. 2026-06-14
   days on market $100,000 Active 289 DOM
7. 2026-06-13
   days on market $100,000 Active 288 DOM
8. 2026-06-10
   days on market $100,000 Active 286 DOM
9. 2026-06-09
   days on market $100,000 Active 285 DOM
10. 2026-06-08
    days on market $100,000 Active 284 DOM
11. 2026-06-07
    days on market $100,000 Active 283 DOM
12. 2026-06-05
    days on market $100,000 Active 280 DOM
13. 2026-06-03
    days on market $100,000 Active 279 DOM
14. 2026-06-02
    days on market $100,000 Active 278 DOM
15. 2026-06-01
    days on market $100,000 Active 277 DOM
16. 2026-05-31
    days on market $100,000 Active 276 DOM
17. 2026-05-30
    days on market $100,000 Active 275 DOM
18. 2025-08-28
    listed $100,000 Active
19. 2022-10-21
    historical
20. 2022-10-08
    price $895,000
21. 2022-08-24
    price $1,000,000
22. 2022-07-13
    price $1,100,000
23. 2022-06-10
    historical
24. 2022-06-10
    listed $1,149,000 Active
25. 2022-05-13
    listed $1,200,000 Active
26. 2020-10-22
    historical
27. 2020-09-21
    listed $550,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,450
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$9,600
• − Depreciation: −$2,909
• Taxable income: $427
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $1,320/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: Grand District
• NCES district ID: 4900330
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $43,188
• Composite: 24.71/100
• National rank: #7611
• State rank: #71 of 80 in UT

Livability — Moab

• Score: 71/100
• State rank: #89
• US rank: #7233

Category grades

Amenities A+ Commute F Cost of living B Crime F Employment D Housing B Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,648

Population outlook (Grand County) Hauer SSP2

• Today (2025): 10,228 people
• By 2030: 10,507 · +2.7%
• By 2040: 10,897 · +6.5%
• By 2050: 11,243 · +9.9%
• By 2075: 12,309 · +20.3%
• By 2100: 13,202 · +29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 5% Native American 4% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Portuguese 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Grand

• 2024 margin: Lean D (+9.4) · D 53.4% · R 43.9% · Other 2.7%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+10.8 2016: R+0.0 2012: R+6.3 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.84%
• Current HPI: 734.29
• 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

-81.8% since first listed

10 events — show timeline

• 2025-08-28 Listed $100,000 WFRMLS
• 2022-10-21 Listing Removed — WFRMLS
• 2022-10-08 Price Changed $895,000 WFRMLS
• 2022-08-24 Price Changed $1,000,000 WFRMLS
• 2022-07-13 Price Changed $1,100,000 WFRMLS
• 2022-06-10 Listing Removed — WFRMLS
• 2022-06-10 Listed $1,149,000 WFRMLS
• 2022-05-13 Listed $1,200,000 WFRMLS
• 2020-10-22 Listing Removed — WFRMLS
• 2020-09-21 Listed $550,000 WFRMLS