2609 El Dr · Santa Clara, UT 84765

$398,000

5 bd · 2.0 ba · 2,604 sqft · SingleFamily public records · 25 Days on market

Built 1982 0.27 ac lot

---

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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy all the unique features this home has to offer. This home sits on a Cul De Sac in a Santa Clara neighborhood, just two blocks from the local schools, stores, and parks. The living room opens up to a fully fenced backyard with a large patio, mature fruit trees, multiple storage spaces and a storage shed. This home has a separate entrance with the possibility of a mother in law space.

Key facts

• 0.27 acre lot
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $398k.

Deal economics

• At list price, monthly cash flow is $23 ($279/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 $305k (23.4% below list).
• Recommended offer: $305k (23.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#137 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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: Santa Clara School (math 39% / reading 34%, grade F, #371 of 585 statewide, top 64%, 483 students, 29% FRL); Lava Ridge Intermediate (math 43% / reading 40%, grade F, #61 of 138 statewide, top 47%, 815 students, 42% FRL); Snow Canyon High (math 32% / reading 48%, grade F, #62 of 171 statewide, top 36%, 1,266 students, 30% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 137 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% of the median local income ($96k/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 $3k of loan paydown is wiped out by about $12k 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 25 days — a 2% lower offer ($392k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $304,991 (23.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.77% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.9

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-63,192
• Equity at exit: $59,343

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-53,844
• Equity at exit: $34,412

Cash invested: $111,440 (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 84765

• Active inventory: 137
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,050 medium
• Mortgage (P&I): −$2,087
• Tax from tax record: −$133 /mo · $1,599/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $23

Break-even live

Break-even rent $3,021

Max offer price $398,000

Occupancy floor 94%

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: $99,500
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3264 Canyon View Dr Santa Clara, UT	4.0	2.0	2433	$650	$0.27	20d	1	0.90mi
991 N 2100 W Saint George, UT	4.0	2.0	2755	$2,800	$1.02	13d	1	1.14mi
2078 N Gunsight Dr Saint George, UT	4.0	3.0	2644	$2,625	$0.99	20d	1	1.42mi
2176 N Gunsight Dr St George, UT	4.0	2.0	2209	$2,895	$1.31	13d	1	1.43mi

Listing history 3 events

1. 2021-07-16
   soldstatus
2. 2021-06-28
   status Under Contract
3. 2021-06-03
   listed $398,000 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: $1,599 · $133/mo
• Projected year-2 tax: $2,627 · $219/mo
• Expected delta: +$1,028/yr (+$86/mo · 64.3%)

ⓘ 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 7 d/yr ≥103°F today · 17 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: $36,599
• − Mortgage interest: −$22,294
• − Property taxes: −$1,599
• − Insurance: −$1,990
• − Repairs & maintenance: −$2,928
• − Management: −$2,928
• − Depreciation: −$11,578
• Taxable loss: −$6,718
• Est. tax savings @ 24.0%: +$1,612
• After-tax cash flow: $1,891/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 — Santa Clara

• Score: 66/100
• State rank: #137
• US rank: #11349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clara, UT
• County: Washington County · 179,216 people
• City population: 8,152
• Metro: St. George, UT
• Population (ZIP): 8,152
• Household income: $96,475
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 236.0

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 10% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -150.34%
• Current HPI: 243.6115
• Rent YoY: —
• 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

3 events — show timeline

• 2021-07-16 Sold (Public Records) — Public Records
• 2021-06-28 Pending — WFRMLS
• 2021-06-03 Listed $398,000 WFRMLS

Property tax history

+2.3%/yr

Latest (2025): $1,599 · -45.2% YoY. Source: county tax records.