4400 W State Dr #63 · Hurricane, UT 84737

$110,000

1 bd · 1.0 ba · 408 sqft · Manufactured public records · 24 Days on market

Built 1986 Fair condition 3,049 sqft lot $90/mo HOA · 7% 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1 Bed, 1 Bath home is the perfect Investment opportunity. Nestled in a beautiful neighborhood close to Sand Hollow, Quail Lake, Zion and other recreational areas, this home currently rents long term for $1,200 - $1,400 per month or would make a great short term rental. HOA includes a Club house with a Pool, Hot Tub, Exercise room and Pergola covered picnic area with BBQ. It also covers Water, sewer and cable TV. New fridge, New heating elements, 20 Gallon Water heater. Property is tenant occupied, Please allow 24 hours notice for showings.

Key facts

• Hot tub
• Exercise room
• Recreational areas

Tags

• RECREATIONAL AREAS
• CLUB HOUSE
• POOL
• HOT TUB
• EXERCISE ROOM
• PERGOLA COVERED PICNIC AREA

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $90; HOA amenities include clubhouse, pool, and water; HOA fee includes sewer, water, and cable TV

Exterior

• Parking: Paved road access
• Utilities: Natural gas connected; Sewer connected; No water source listed
• Home design: Manufactured house; One story; Residential single-family residence
• Construction: Aluminum siding
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 total room
• Flooring: Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning unit(s)
• Interior features: Refrigerator; Range; Electric water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#163 in UT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: amenities F, commute 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.
• Zoned schools: Three Falls School (math 43% / reading 42%, grade F, #278 of 585 statewide, top 49%, 592 students, 28% FRL).
• Market conditions: Rents rising (+2.7%/yr); 1033 active listings in the ZIP; 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 $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 24 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.16% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,988
• Equity at exit: $16,401

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $11,306
• 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 84737

• Home prices YoY: -22.8%
• Rents YoY: 2.7%
• Active inventory: 1033
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$46
• HOA: −$90
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $206

Break-even live

Break-even rent $1,011

Max offer price $110,000

Occupancy floor 79%

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: —

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: watersewercablepool

Listing history 20 events

1. 2026-06-19
   days on market $110,000 Active 24 DOM
2. 2026-06-18
   days on market $110,000 Active 23 DOM
3. 2026-06-17
   days on market $110,000 Active 22 DOM
4. 2026-06-16
   days on market $110,000 Active 21 DOM
5. 2026-06-15
   days on market $110,000 Active 20 DOM
6. 2026-06-14
   days on market $110,000 Active 18 DOM
7. 2026-06-13
   days on market $110,000 Active 17 DOM
8. 2026-06-10
   days on market $110,000 Active 15 DOM
9. 2026-06-09
   days on market $110,000 Active 14 DOM
10. 2026-06-08
    days on market $110,000 Active 13 DOM
11. 2026-06-07
    days on market $110,000 Active 12 DOM
12. 2026-06-05
    days on market $110,000 Active 9 DOM
13. 2026-06-02
    days on market $110,000 Active 7 DOM
14. 2026-06-01
    days on market $110,000 Active 6 DOM
15. 2026-05-31
    days on market $110,000 Active 5 DOM
16. 2026-05-30
    days on market $110,000 Active 4 DOM
17. 2026-05-27
    listed $110,000 Active 550-char remark

    Show marketing remark (550 chars)

    This 1 Bed, 1 Bath home is the perfect Investment opportunity. Nestled in a beautiful neighborhood close to Sand Hollow, Quail Lake, Zion and other recreational areas, this home currently rents long term for $1,200 - $1,400 per month or would make a great short term rental. HOA includes a Club house with a Pool, Hot Tub, Exercise room and Pergola covered picnic area with BBQ. It also covers Water, sewer and cable TV. New fridge, New heating elements, 20 Gallon Water heater. Property is tenant occupied, Please allow 24 hours notice for showings.

18. 2026-05-27
    listed $110,000 Active

    Show marketing remark (550 chars)

    This 1 Bed, 1 Bath home is the perfect Investment opportunity. Nestled in a beautiful neighborhood close to Sand Hollow, Quail Lake, Zion and other recreational areas, this home currently rents long term for $1,200 - $1,400 per month or would make a great short term rental. HOA includes a Club house with a Pool, Hot Tub, Exercise room and Pergola covered picnic area with BBQ. It also covers Water, sewer and cable TV. New fridge, New heating elements, 20 Gallon Water heater. Property is tenant occupied, Please allow 24 hours notice for showings.

19. 2024-05-01
    soldstatus
20. 2021-05-05
    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: $1,032 · $86/mo
• Projected year-2 tax: $1,032 · $86/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 7/10 Severe 5 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,269
• − Mortgage interest: −$6,162
• − Property taxes: −$1,032
• − Insurance: −$550
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − HOA: −$1,080
• − Depreciation: −$3,200
• Taxable income: $802
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $2,285/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.

Condition & rehab AI · 6 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with some cosmetic updates needed, such as painting and landscaping, to improve its resale and rental value.

Repairs flagged

• Minor Paint — Faded paint in some areas.
• Minor HVAC unit — Standard unit, may need cleaning or minor maintenance.
• Minor Landscaping — Overgrown areas need trimming and maintenance.

Value-add opportunities

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics.
• Rental HVAC cleaning — Cleaner HVAC can improve tenant satisfaction and reduce maintenance costs.
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract tenants or buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Faded paint in some areas.	Minor	$500–3,000
HVAC unit · Standard unit, may need cleaning or minor maintenance.	Minor	$500–3,000
Landscaping · Overgrown areas need trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Rental HVAC cleaning — Cleaner HVAC can improve tenant satisfaction and reduce maintenance costs. ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract tenants or buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Hurricane

• Score: 65/100
• State rank: #163
• US rank: #13530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurricane, UT
• County: Washington County · 179,216 people
• City population: 24,359
• Metro: St. George, UT
• Population (ZIP): 24,359
• Household income: $75,545
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 382.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Scottish 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1% 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: ▼ -98.12%
• Current HPI: 331.4025
• Rent YoY: ▲ 2.72%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-27 Listed $110,000 WCBOR
• 2026-05-27 Listed $110,000 ICBORMLS
• 2024-05-01 Sold (Public Records) — Public Records
• 2021-05-05 Sold (Public Records) — Public Records

Property tax history

+23.9%/yr

Latest (2025): $1,032 · +71.7% YoY. Source: county tax records.