1160 E Telegraph #186 · Washington, UT 84780

$119,900

1 bd · 1.0 ba · 480 sqft · Manufactured public records · 65 Days on market

Built 1992 2,178 sqft lot $155/mo HOA · 12% of rent ↓ 14% since listing

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +6.1/10.0
• 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

Lowest-priced opportunity in Winter Haven! Located in a desirable 55+ community, this 1 bed / 1 bath home offers covered parking, storage shed, and great potential for the right buyer. Priced to reflect needed repairs and updating, this property is being sold strictly as-is and offers an affordable opportunity to own in a convenient Washington location. Cash buyers preferred. Buyer to verify all property details, lot information, square footage, and construction type.

Key facts

• 2,178 sq ft lot
• Parking
• Pool

Property features AI

Finance

• HOA & community: Homeowners association with a $155 monthly fee; Located in a senior community (Worldwide Sun Resort)

Exterior

• Parking: Has carport; 1 total parking space; 1 carport space; 1 covered parking space
• Utilities: Culinary water
• Home design: Single family property; Built/standing construction; Aluminum construction material; Asphalt roof; PUD zoning
• Construction: Aluminum construction; Asphalt roof; Built/standing condition
• Exterior features: Awning(s); Bay box windows; Covered deck; Double pane windows; Outdoor lighting; Storm doors; Private in-ground indoor pool with spa; Mountain view; Secluded yard; Full landscaping; Curb and gutter; Paved road

Interior

• Kitchen: Microwave; Refrigerator; Free-standing range/oven
• Bedrooms: 1 bedroom on the main level (1st floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Separate tub and shower; Free-standing range/oven; Vaulted ceilings; Ceiling fan; Window coverings
• Laundry & utility: Washer; Dryer; Storage shed(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; solid renter incomes; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent is only 17% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 65 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.11% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 7.5

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-14,479
• Equity at exit: $17,877

10-year hold

• IRR: -9.1%
• Equity multiple: 0.52×
• Total profit: $-16,088
• Equity at exit: $10,367

Cash invested: $33,572 (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: 1024
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$50
• HOA: −$155
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $138

Break-even live

Break-even rent $1,157

Max offer price $119,900

Occupancy floor 85%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 23 events

1. 2026-06-19
   days on market $119,900 Active 65 DOM
2. 2026-06-18
   days on market $119,900 Active 64 DOM
3. 2026-06-17
   days on market $119,900 Active 63 DOM
4. 2026-06-16
   days on market $119,900 Active 62 DOM
5. 2026-06-15
   days on market $119,900 Active 61 DOM
6. 2026-06-14
   days on market $119,900 Active 59 DOM
7. 2026-06-13
   days on market $119,900 Active 58 DOM
8. 2026-06-10
   days on market $119,900 Active 56 DOM
9. 2026-06-09
   days on market $119,900 Active 55 DOM
10. 2026-06-08
    days on market $119,900 Active 54 DOM
11. 2026-06-07
    days on market $119,900 Active 53 DOM
12. 2026-06-05
    days on market $119,900 Active 50 DOM
13. 2026-06-02
    days on market $119,900 Active 48 DOM
14. 2026-06-01
    days on market $119,900 Active 47 DOM
15. 2026-05-31
    days on market $119,900 Active 46 DOM
16. 2026-05-30
    days on market $119,900 Active 45 DOM
17. 2026-05-13
    price $119,900 472-char remark

    Show marketing remark (472 chars)

    Lowest-priced opportunity in Winter Haven! Located in a desirable 55+ community, this 1 bed / 1 bath home offers covered parking, storage shed, and great potential for the right buyer. Priced to reflect needed repairs and updating, this property is being sold strictly as-is and offers an affordable opportunity to own in a convenient Washington location. Cash buyers preferred. Buyer to verify all property details, lot information, square footage, and construction type.

18. 2026-05-13
    price $119,900

    Show marketing remark (472 chars)

    Lowest-priced opportunity in Winter Haven! Located in a desirable 55+ community, this 1 bed / 1 bath home offers covered parking, storage shed, and great potential for the right buyer. Priced to reflect needed repairs and updating, this property is being sold strictly as-is and offers an affordable opportunity to own in a convenient Washington location. Cash buyers preferred. Buyer to verify all property details, lot information, square footage, and construction type.

19. 2026-05-13
    price $119,900 472-char remark

    Show marketing remark (472 chars)

    Lowest-priced opportunity in Winter Haven! Located in a desirable 55+ community, this 1 bed / 1 bath home offers covered parking, storage shed, and great potential for the right buyer. Priced to reflect needed repairs and updating, this property is being sold strictly as-is and offers an affordable opportunity to own in a convenient Washington location. Cash buyers preferred. Buyer to verify all property details, lot information, square footage, and construction type.

20. 2026-04-16
    listed $139,900 Active 472-char remark

    Show marketing remark (472 chars)

    Lowest-priced opportunity in Winter Haven! Located in a desirable 55+ community, this 1 bed / 1 bath home offers covered parking, storage shed, and great potential for the right buyer. Priced to reflect needed repairs and updating, this property is being sold strictly as-is and offers an affordable opportunity to own in a convenient Washington location. Cash buyers preferred. Buyer to verify all property details, lot information, square footage, and construction type.

21. 2026-04-15
    listed $139,900 Active
22. 2026-03-19
    listed $139,900 Active 472-char remark

    Show marketing remark (472 chars)

    Lowest-priced opportunity in Winter Haven! Located in a desirable 55+ community, this 1 bed / 1 bath home offers covered parking, storage shed, and great potential for the right buyer. Priced to reflect needed repairs and updating, this property is being sold strictly as-is and offers an affordable opportunity to own in a convenient Washington location. Cash buyers preferred. Buyer to verify all property details, lot information, square footage, and construction type.

23. 2003-12-22
    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: $965 · $80/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 6/10 Major 5 d/yr ≥103°F today · 12 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: $15,980
• − Mortgage interest: −$6,716
• − Property taxes: −$965
• − Insurance: −$600
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − HOA: −$1,860
• − Depreciation: −$3,488
• Taxable loss: −$206
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,704/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

-14.3% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $119,900 WCBOR
• 2026-05-13 Price Changed $119,900 WFRMLS
• 2026-05-13 Price Changed $119,900 ICBORMLS
• 2026-04-16 Listed $139,900 ICBORMLS
• 2026-04-15 Listed $139,900 WFRMLS
• 2026-03-19 Listed $139,900 WCBOR
• 2003-12-22 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $965 · +5.2% YoY. Source: county tax records.