1450 N Dixie Downs Rd #151 · St. George, UT 84770

$70,000

2 bd · 1.0 ba · 1,050 sqft · Manufactured · 1 Days on market

Built 1988 $600/mo HOA · 38% of rent ↓ 35% 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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute Mobile Home located in well maintained community, close to shopping and walking trails and the new Digby, s grocery store. New upgraded wood laminate flooring in second bedroom, laundry and bathroom. New blinds in living room as well as second bedroom. Nice storage shed included. Seller to include Washer/Dryer & Refrigerator. Square footage is an estimate, buyer is responsible to obtain an independent measurement. Buyer will need to be approved by Canyon View Mobile Home park manager. SELLER FINANCING WITH $40,000 DOWN

Key facts

• Storage shed
• New blinds
• Parking

Tags

• WELL MAINTAINED COMMUNITY
• NEW BLINDS
• STORAGE SHED
• WASHER DRYER INCLUDED
• REFRIGERATOR INCLUDED

Property features AI

Finance

• HOA & community: Homeowners association with a clubhouse; Association fee approximately $600 monthly

Exterior

• Parking: Carport with 1 space; No additional parking features listed
• Utilities: Sewer available; Electricity connected
• Home design: Mobile home (residential); Single-story; Located in Canyon View subdivision; Zoned for residential/mobile home
• Construction: Wood siding; Asphalt roof; Built as a single-story structure
• Exterior features: Deck; Fenced yard; Level lot; Paved road access; Workshop (outbuilding)

Interior

• Kitchen: Dishwasher
• Bedrooms: Total of 4 rooms (includes living spaces and bedrooms)
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Ceiling fan(s); Central air; Electric heating; Dishwasher; Dryer; Washer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).

Location & tenants

• Location reads: area grade C — 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: Paradise Canyon (math 31% / reading 24%, grade F, #451 of 585 statewide, top 77%, 478 students, 62% 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); 777 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $484 of loan paydown is wiped out by about $2k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $70,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.26% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 3.7

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-1,284
• Equity at exit: $10,437

10-year hold

• IRR: 7.2%
• Equity multiple: 1.53×
• Total profit: $10,382
• Equity at exit: $6,052

Cash invested: $19,600 (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: 777
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$600
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $166

Break-even live

Break-even rent $1,372

Max offer price $70,000

Occupancy floor 84%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	20d	1	0.16mi
1664 N Dixie Downs Rd Unit 2 St. George, UT	3.0	2.5	1480	$1,700	$1.15	20d	1	0.29mi
1591 W 1170 N Unit 24 St. George, UT	3.0	2.5	1314	$1,588	$1.21	20d	1	0.39mi
1503 N 2100 W Saint George, UT	1.0–2.0	1.0	693	$1,300	$1.88	13d	5	0.48mi
1741 W 950 N St. George, UT	2.0	1.5	1028	$1,500	$1.46	13d	1	0.58mi
1308 W 1130 N #2 St George, UT	3.0	2.0	1300	$1,695	$1.30	13d	1	0.61mi
1660 W Sunset Blvd Saint George, UT	2.0	2.0	909	$1,399	$1.54	20d	3	0.62mi
1040 N 1300 W #89 St. George, UT	3.0	2.0	1100	$1,795	$1.63	20d	1	0.74mi
1151 W 540 N Unit 4 St. George, UT	3.0	2.0	1000	$1,295	$1.29	20d	1	1.32mi
340 N Country Ln #65 Saint George, UT	2.0	3.0	1290	$1,800	$1.40	13d	1	1.37mi
1180 W 425 N Saint George, UT	2.0	1.0	850	$1,250	$1.47	20d	1	1.37mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1187	$1,674	$1.41	13d	20	1.39mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1123	$1,688	$1.50	20d	18	1.39mi
776 Diagonal St #52 St George, UT	2.0	2.0	1076	$1,325	$1.23	13d	1	1.40mi

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 18 events

1. 2026-06-19
   days on marketlisting id $70,000 Active 1 DOM
2. 2026-06-16
   days on market $70,000 Active 361 DOM
3. 2026-06-15
   days on market $70,000 Active 360 DOM
4. 2026-06-14
   days on market $70,000 Active 358 DOM
5. 2026-06-13
   days on market $70,000 Active 357 DOM
6. 2026-06-10
   days on market $70,000 Active 355 DOM
7. 2026-06-09
   days on market $70,000 Active 354 DOM
8. 2026-06-08
   days on market $70,000 Active 353 DOM
9. 2026-06-07
   days on market $70,000 Active 352 DOM
10. 2026-06-05
    days on market $70,000 Active 349 DOM
11. 2026-06-03
    price $70,000 Active 347 DOM
12. 2026-06-02
    days on market $81,000 Active 347 DOM
13. 2026-06-01
    days on market $81,000 Active 346 DOM
14. 2026-05-31
    days on market $81,000 Active 345 DOM
15. 2026-05-30
    days on market $81,000 Active 344 DOM
16. 2026-04-02
    price $81,000
17. 2025-08-29
    price $99,999
18. 2025-06-16
    listed $125,000 Active

ⓘ 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: $18,986
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − HOA: −$7,200
• − Depreciation: −$2,036
• Taxable income: $1,391
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $1,660/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

-35.2% since first listed

3 events — show timeline

• 2026-04-02 Price Changed $81,000 WCBOR
• 2025-08-29 Price Changed $99,999 WCBOR
• 2025-06-16 Listed $125,000 WCBOR