5409 S Aquamarine Ln · St. George, UT 84790

$150,000

4 bd · 5.0 ba · 2,248 sqft · Condo public records · 798 Days on market

Built 2022 ↓ 12% since listing

---

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 +30.0/30.0
• 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

Owner/Agent offering 1/8 fractional ownership in this luxury Desert Color townhome. Located steps from the 2.5-acre lagoon, pickleball courts, parks, and trails, with easy access to Sand Hollow, golf, and Zion National Park. Professionally designed and fully furnished, this interior-unit home sits along a lush park strip and features an open-concept layout with a gourmet kitchen, large dining area, and two spacious living rooms--perfect for entertaining. Sleeps comfortably with 4 ensuite bedrooms, including 2 king suites, a queen bunk room, and a twin bunk room--ideal for multi-family use or vacation rental potential. Enjoy low-maintenance ownership in one of St. George's premier resort com

Key facts

• 1 gigabit internet
• Tesla charger
• Desert color resort

Tags

• DESERT COLOR RESORT
• PRIVATE PARTY DECK
• TESLA CHARGER
• 1 GIGABIT INTERNET

Property features AI

Finance

• Other: Subdivision: DESERT COLOR RESORT
• HOA & community: Homeowners association present; Association fees billed annually

Exterior

• Parking: Has garage; 1 garage space
• Security: Security system
• Utilities: Electricity available; Sewer available
• Home design: Residential townhouse; 2 stories; Facing direction not specified; Entry level not specified
• Construction: Stone and stucco construction; Slab foundation; Built year not specified; Home warranty included
• Exterior features: Exterior lighting; Covered patio/porch; Deck; Asphalt roof; Landscaped lot

Interior

• Bedrooms: Total rooms: 9
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Walk-in closets; Window coverings; Double-pane windows; See remarks

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/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: $132k (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.
• Market conditions: Rents flat; 976 active listings in the ZIP; 5 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 33% 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 $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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 798 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 798 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.93%
• DSCR: 1.84
• GRM: 5.1

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: 7.2%
• Equity multiple: 1.27×
• Total profit: $11,305
• Equity at exit: $22,365

10-year hold

• IRR: 13.5%
• Equity multiple: 1.92×
• Total profit: $38,671
• 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 84790

• Rents YoY: 0.2%
• Active inventory: 976
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,472 high
• Mortgage (P&I): −$787
• Tax from tax record: −$442 /mo · $5,300/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $662

Break-even live

Break-even rent $1,634

Max offer price $150,000

Occupancy floor 68%

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 5 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	0.30mi
767 W Scarlet Hill Dr Saint George, UT	3.0	2.5	2155	$2,395	$1.11	21d	1	0.45mi
667 W Desert Poppy Ln Saint George, UT	3.0	3.0	1865	$2,200	$1.18	21d	1	0.54mi
6134 Snead Cir Saint George, UT	3.0	3.0	1799	$2,300	$1.28	21d	1	0.96mi
1806 W Sunstar Dr Saint George, UT	3.0	2.0	1509	$2,100	$1.39	21d	1	1.31mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-19
   days on market $150,000 Active 798 DOM
2. 2026-06-18
   days on market $150,000 Active 797 DOM
3. 2026-06-17
   days on market $150,000 Active 796 DOM
4. 2026-06-16
   days on market $150,000 Active 795 DOM
5. 2026-06-15
   days on market $150,000 Active 794 DOM
6. 2026-06-14
   days on market $150,000 Active 792 DOM
7. 2026-06-13
   days on market $150,000 Active 791 DOM
8. 2026-06-10
   days on market $150,000 Active 789 DOM
9. 2026-06-09
   days on market $150,000 Active 788 DOM
10. 2026-06-08
    days on market $150,000 Active 787 DOM
11. 2026-06-07
    days on market $150,000 Active 786 DOM
12. 2026-06-05
    days on market $150,000 Active 783 DOM
13. 2026-06-02
    days on market $150,000 Active 781 DOM
14. 2026-06-01
    days on market $150,000 Active 780 DOM
15. 2026-05-31
    days on market $150,000 Active 779 DOM
16. 2026-05-30
    days on market $150,000 Active 778 DOM
17. 2026-04-22
    price $150,000
18. 2026-03-13
    price $160,000
19. 2025-10-07
    price $165,000
20. 2024-10-16
    status Active
21. 2024-10-15
    soldstatus
22. 2024-10-02
    historical
23. 2024-09-04
    status Active
24. 2024-09-01
    historical
25. 2024-05-15
    price $168,000
26. 2023-09-11
    listed $171,000 Active
27. 2023-01-04
    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: $5,300 · $442/mo
• Projected year-2 tax: $5,300 · $442/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 ≥104°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: $29,670
• − Mortgage interest: −$8,402
• − Property taxes: −$5,300
• − Insurance: −$750
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$4,364
• Taxable income: $6,107
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $6,484/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

-12.3% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $150,000 WCBOR
• 2026-03-13 Price Changed $160,000 WCBOR
• 2025-10-07 Price Changed $165,000 WCBOR
• 2024-10-16 Relisted — WCBOR
• 2024-10-15 Sold (Public Records) — Public Records
• 2024-10-02 Delisted — WCBOR
• 2024-09-04 Relisted — WCBOR
• 2024-09-01 Delisted — WCBOR
• 2024-05-15 Price Changed $168,000 WCBOR
• 2023-09-11 Listed $171,000 WCBOR
• 2023-01-04 Sold (Public Records) — Public Records

Property tax history

+106.2%/yr

Latest (2025): $5,300 · -10.7% YoY. Source: county tax records.