448 E Telegraph St #97 · Washington, UT 84780

$150,000

1 bd · 1.0 ba · 536 sqft · Manufactured public records · 33 Days on market

Built 1995 2,178 sqft lot $70/mo HOA · 5% 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• 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

Nestled in the quiet Cherokee Springs adult community, this well-maintained home offers both comfort and convenience. Residents enjoy access to an attractive clubhouse and a peaceful neighborhood setting. The home has been nicely updated with laminate flooring throughout, a new roof, new HVAC system, and all new windows with blinds. It is being offered fully furnished, including a recliner sofa and a new queen bed--making it truly move-in ready. A versatile addition provides flexible space for a second bedroom, home office, or extra storage. The home also includes a full-size washer and dryer for added convenience. Exterior features include a large covered carport accommodating two or more vehicles, an insulated storage shed, and a covered deck--perfect for relaxing outdoors. Ideally located just minutes from the Washington City Community Center, as well as shopping and dining including Walmart, Home Depot, Costco, and more, this home offers fantastic proximity to everyday amenities while remaining tucked away in a quiet setting.

Key facts

• Laminate flooring
• Attractive clubhouse
• New roof

Tags

• ATTRACTIVE CLUBHOUSE
• LAMINATE FLOORING
• NEW ROOF
• NEW HVAC SYSTEM
• NEW WINDOWS
• FULLY FURNISHED

Property features AI

Finance

• Other: Subdivision: CHEROKEE SPRINGS
• HOA & community: Homeowners association with a $70 monthly fee (includes trash); Clubhouse within the community; Senior community

Exterior

• Parking: Covered carport (2 spaces); 2 total parking spaces
• Utilities: Electricity connected; Sewer connected; Culinary (connected) water
• Home design: Modular home; Single-family; Built/standing
• Construction: Clapboard/Masonite siding; Asphalt roof; Built/standing construction
• Exterior features: Covered deck; Double-pane windows; Outbuildings; Storage shed(s); Full landscaping; Curb and gutter; Paved road access

Interior

• Kitchen: Microwave; Refrigerator; Free standing range/oven
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on the 1st floor
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat pump; Central air
• Interior features: Primary bathroom; French doors; Great room; Range/oven: freestanding; Vaulted ceilings; Blinds
• Laundry & utility: Washer; Dryer; Ceiling fan

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k 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 33 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.3

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-16,073
• Equity at exit: $22,365

10-year hold

• IRR: -6.3%
• Equity multiple: 0.65×
• Total profit: $-14,837
• Equity at exit: $12,969

Cash invested: $42,000 (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 84780

• Rents YoY: -0.1%
• Active inventory: 1024
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$62
• HOA: −$70
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $199

Break-even live

Break-even rent $1,263

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N 500 W Washington, UT	1.0–3.0	1.0–2.0	912	$1,620	$1.78	20d	1	0.87mi
45 N Red Trail Ln Washington, UT	2.0	1.0–2.0	699	$1,499	$2.14	13d	1	0.94mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,449	$1.20	13d	8	1.06mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,403	$1.49	13d	10	1.14mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 25 events

1. 2026-06-19
   days on market $150,000 Active 33 DOM
2. 2026-06-18
   days on market $150,000 Active 32 DOM
3. 2026-06-17
   days on market $150,000 Active 31 DOM
4. 2026-06-16
   days on market $150,000 Active 30 DOM
5. 2026-06-15
   days on market $150,000 Active 29 DOM
6. 2026-06-14
   days on market $150,000 Active 27 DOM
7. 2026-06-13
   pricedays on market $150,000 Active 26 DOM
8. 2026-06-10
   days on market $157,000 Active 24 DOM
9. 2026-06-09
   days on market $157,000 Active 23 DOM
10. 2026-06-09
    status $157,000 Active 22 DOM
11. 2026-05-30
    status $157,000 Under Contract 22 DOM
12. 2026-05-07
    listed $157,000 Active
13. 2026-05-06
    listed $157,000 Active 1045-char remark

    Show marketing remark (1045 chars)

    Nestled in the quiet Cherokee Springs adult community, this well-maintained home offers both comfort and convenience. Residents enjoy access to an attractive clubhouse and a peaceful neighborhood setting. The home has been nicely updated with laminate flooring throughout, a new roof, new HVAC system, and all new windows with blinds. It is being offered fully furnished, including a recliner sofa and a new queen bed--making it truly move-in ready. A versatile addition provides flexible space for a second bedroom, home office, or extra storage. The home also includes a full-size washer and dryer for added convenience. Exterior features include a large covered carport accommodating two or more vehicles, an insulated storage shed, and a covered deck--perfect for relaxing outdoors. Ideally located just minutes from the Washington City Community Center, as well as shopping and dining including Walmart, Home Depot, Costco, and more, this home offers fantastic proximity to everyday amenities while remaining tucked away in a quiet setting.

14. 2026-05-06
    listed $157,000 Active 1045-char remark

    Show marketing remark (1045 chars)

    Nestled in the quiet Cherokee Springs adult community, this well-maintained home offers both comfort and convenience. Residents enjoy access to an attractive clubhouse and a peaceful neighborhood setting. The home has been nicely updated with laminate flooring throughout, a new roof, new HVAC system, and all new windows with blinds. It is being offered fully furnished, including a recliner sofa and a new queen bed--making it truly move-in ready. A versatile addition provides flexible space for a second bedroom, home office, or extra storage. The home also includes a full-size washer and dryer for added convenience. Exterior features include a large covered carport accommodating two or more vehicles, an insulated storage shed, and a covered deck--perfect for relaxing outdoors. Ideally located just minutes from the Washington City Community Center, as well as shopping and dining including Walmart, Home Depot, Costco, and more, this home offers fantastic proximity to everyday amenities while remaining tucked away in a quiet setting.

15. 2024-12-16
    soldstatus Closed
16. 2024-12-16
    soldstatus Closed
17. 2024-12-16
    soldstatus
18. 2024-11-26
    status Under Contract
19. 2024-11-26
    status Pending
20. 2024-11-25
    listed $135,000 Active
21. 2024-11-25
    listed $135,000 Active
22. 2009-12-18
    soldstatus
23. 2009-12-16
    soldstatus
24. 2008-06-11
    listed $58,000
25. 2003-03-20
    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: $942 · $78/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$48/yr (+$4/mo · 5.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 15 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: $18,176
• − Mortgage interest: −$8,402
• − Property taxes: −$942
• − Insurance: −$750
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − HOA: −$840
• − Depreciation: −$4,364
• Taxable loss: −$30
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $2,395/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

+170.7% since first listed

14 events — show timeline

• 2026-05-07 Listed $157,000 WFRMLS
• 2026-05-06 Listed $157,000 WCBOR
• 2026-05-06 Listed $157,000 ICBORMLS
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-12-16 Sold (MLS) — WFRMLS
• 2024-12-16 Sold (MLS) — ICBORMLS
• 2024-11-26 Pending — WFRMLS
• 2024-11-26 Pending — ICBORMLS
• 2024-11-25 Listed $135,000 ICBORMLS
• 2024-11-25 Listed $135,000 WFRMLS
• 2009-12-18 Sold (MLS) — WFRMLS
• 2009-12-16 Sold (Public Records) — Public Records
• 2008-06-11 Listed $58,000 WFRMLS
• 2003-03-20 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $942 · +0.1% YoY. Source: county tax records.