5399 E Cerulean Ln #103 · St. George, UT 84790

$110,000

3 bd · 4.0 ba · 1,845 sqft · Condo public records · 290 Days on market

Built 2021 $493/mo HOA · 21% of rent

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Why this score? — see what drove the B- 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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the opportunity to own a 1/8th share of this fully furnished end-unit, three-story condo in the sought-after Desert Color community. This property offers resort-style living with access to two pools, a 2.5-acre lagoon, and a private spa area exclusively for this section of the neighborhood. Desert Color is rapidly growing, with new shopping, dining, and entertainment options nearby, including a Smith's grocery and a new movie theater and Costco coming soon. This home stands out among others in the building. As an end unit, it features more natural light, a private owner's closet, and every bedroom includes its own ensuite bathroom. The condo includes three bedrooms, three bathrooms

Key facts

• Private spa area
• 2.5 acre lagoon
• End unit

Tags

• END UNIT
• RESORT STYLE LIVING
• TWO POOLS
• 2.5 ACRE LAGOON
• PRIVATE SPA AREA
• NATURAL LIGHT

Property features AI

Finance

• Other: Subdivision: DESERT COLOR SKYLINE CONDOMINIUMS; Above-grade finished area listed
• HOA & community: Homeowners association (CCMC); Quarterly HOA fee (includes insurance); Community amenities: clubhouse, pool, spa/hot tub, RV parking, management

Exterior

• Parking: Two open/uncovered parking spaces; RV parking and common RV parking available
• Utilities: Electricity connected; Water connected (secondary source); Sewer connected; Natural gas not available
• Home design: Townhouse / row-end; Residential use; Agent-owned; Has a view; Short-term rentals allowed
• Construction: Built and currently standing; Stone and stucco construction; Tile roof; No basement
• Exterior features: Tile roof; Stone and stucco exterior; Full landscaping; Sidewalks; Red Rock view

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: One main-level bedroom; Primary bedroom(s) located on 1st and 2nd floors
• Flooring: Carpet
• Bathrooms: Three full bathrooms; One partial/half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Walk-in closet; Smart thermostat; Blinds and drapes; Sliding glass doors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: Sunrise Ridge Intermediate (math 52% / reading 54%, grade C+, #17 of 138 statewide, top 12%, 810 students, 17% FRL); Desert Hills High (math 47% / reading 58%, grade C-, #22 of 171 statewide, top 13%, 1,210 students, 15% FRL) — zoned schools average 16% FRL vs 36% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 976 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 30% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 290 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; HOA is 21% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.10% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.87%
• DSCR: 1.71
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.07×
• Total profit: $2,224
• Equity at exit: $16,401

10-year hold

• IRR: 6.8%
• Equity multiple: 1.41×
• Total profit: $12,546
• Equity at exit: $9,511

Cash invested: $30,800 (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 84790

• Rents YoY: 0.2%
• Active inventory: 976
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$577
• Tax from tax record: −$304 /mo · $3,643/yr
• Insurance: −$46
• HOA: −$493
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $407

Break-even live

Break-even rent $1,797

Max offer price $110,000

Occupancy floor 77%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 W Rosa Ln Saint George, UT	3.0	2.5	1628	$2,400	$1.47	13d	1	0.11mi
5544 S Ochre Ln Saint George, UT	2.0	2.5	1478	$2,425	$1.64	21d	1	0.19mi
758 W Sunfire Ln Saint George, UT	2.0	3.0	1406	$2,000	$1.42	21d	1	0.22mi
5088 S Desert Color Pkwy Saint George, UT	3.0	1.0–2.0	883	$2,309	$2.61	13d	47	0.39mi
767 W Scarlet Hill Dr Saint George, UT	3.0	2.5	2155	$2,395	$1.11	21d	1	0.42mi
5801 S Garnet Dr St George, UT	1.0–3.0	1.0–2.0	1132	$1,950	$1.72	13d	4	0.43mi
667 W Desert Poppy Ln Saint George, UT	3.0	3.0	1865	$2,200	$1.18	21d	1	0.45mi
6134 Snead Cir Saint George, UT	3.0	3.0	1799	$2,300	$1.28	21d	1	0.88mi
1806 W Sunstar Dr Saint George, UT	3.0	2.0	1509	$2,100	$1.39	21d	1	1.49mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 290 DOM
2. 2026-06-18
   days on market $110,000 Active 289 DOM
3. 2026-06-17
   days on market $110,000 Active 288 DOM
4. 2026-06-16
   days on market $110,000 Active 287 DOM
5. 2026-06-15
   days on market $110,000 Active 286 DOM
6. 2026-06-14
   days on market $110,000 Active 284 DOM
7. 2026-06-13
   days on market $110,000 Active 283 DOM
8. 2026-06-10
   days on market $110,000 Active 281 DOM
9. 2026-06-09
   days on market $110,000 Active 280 DOM
10. 2026-06-08
    days on market $110,000 Active 279 DOM
11. 2026-06-07
    days on market $110,000 Active 278 DOM
12. 2026-06-05
    days on market $110,000 Active 275 DOM
13. 2026-06-02
    days on market $110,000 Active 273 DOM
14. 2026-06-01
    days on market $110,000 Active 272 DOM
15. 2026-05-31
    days on market $110,000 Active 271 DOM
16. 2026-05-30
    days on market $110,000 Active 270 DOM
17. 2025-09-02
    listed $110,000 Active

ⓘ 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: $3,643 · $304/mo
• Projected year-2 tax: $3,643 · $304/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 19 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: $27,746
• − Mortgage interest: −$6,162
• − Property taxes: −$3,643
• − Insurance: −$550
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − HOA: −$5,916
• − Depreciation: −$3,200
• Taxable income: $3,836
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $3,968/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): 55,892
• Household income: $91,054
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1359.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 89% English-only · Spanish 8% Other Asian/Pacific 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: ▼ -210.13%
• Current HPI: 218.2317
• Rent YoY: ▲ 0.20%
• 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

1 event — show timeline

• 2025-09-02 Listed $110,000 WFRMLS

Property tax history

+14.3%/yr

Latest (2025): $3,643 · -8.4% YoY. Source: county tax records.