6026 S Zen Trail Way · St. George, UT 84790

$265,000

3 bd · 4.0 ba · 4,560 sqft · SingleFamily public records · 328 Days on market

Built 2016 0.30 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +3.7/10.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your piece of paradise awaits you. This is the new and better way to own a vacation home. Offered at a 1/8th Ownership Share, this custom and professionally designed home will check off all of your boxes! Our Zen Trail home will take you to the peace and serenity you deserve. Fully furnished and turn-key, this home is also professionally managed for a seamless vacation experience. Spend 6.5 weeks per year at this luxury estate and start to live your best life! Take-in the views of Pine Mountain while dipping in your 20x40 pool or hot tub surrounded by a meticulously manicured backyard. This custom home also features a spacious open concept kitchen and family gathering area to entertain or gather around the fireplace. Monthly operating costs are estimated at $661. After biking or hiking on the outdoor trails that are paces away from your front door, you can relax in your stadium seating theater room! Too many interior custom upgrades to mention. Call for additional photos, info and video. Square footage figures are provided as a courtesy estimate only and were obtained from county record. Buyer is advised to obtain an independent measurement and verify all information in listing. The home is managed and maintained By EmberHome and offers a software solution for all of your bookings. A second home shouldn't be a second job!

Key facts

• Pine mountain views
• Hot tub
• Turn-key

Tags

• PROFESSIONALLY DESIGNED HOME
• FULLY FURNISHED
• TURN-KEY
• PINE MOUNTAIN VIEWS
• 20X40 POOL
• HOT TUB

Property features AI

Finance

• Other: Subdivision: DESERTS EDGE PH 3
• HOA & community: Homeowners association present; Annual association fee

Exterior

• Parking: Attached garage; Three garage spaces; Three covered parking spaces; Three open parking spaces; Six total parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer available and connected (public); Water connected (culinary)
• Home design: Rambler/Ranch architectural style; Single-family home; Single-level living / ground level access; Built in 2016; Fractional ownership
• Construction: Clapboard/Masonite, stone and stucco exterior materials; Tile roof; Built/standing condition
• Exterior features: Balcony; Basement entrance with walk-out access; Covered deck; Covered and open patio; Sliding glass doors; Double-pane windows; Exterior lighting; Walkout basement; Fenced yard (full); Sprinkler system (auto-full); Terraced yard with landscaping and mature trees; Xeriscaped areas; Waterfall; Views of mountains, valley and red rock

Interior

• Kitchen: Gas oven; Gas range; Free-standing range/oven
• Bedrooms: Three main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Hardwood; Laminate; Tile; Travertine
• Bathrooms: Three full bathrooms; One three-quarter bathroom
• Heating & cooling: Forced air heating; Gas central heating; Hot water heating; Central air conditioning
• Interior features: Basement apartment / mother-in-law suite; Primary bath; Walk-in closet; Gas log fireplace; Great room; Vaulted ceilings; Granite countertops; Home theater
• Laundry & utility: Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (21.1% below list).
• Recommended offer: $198k (25.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — 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; 980 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 $2k of loan paydown is wiped out by about $8k 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 328 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 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 $198,389 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.79% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 10.6

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: -30.3%
• Equity multiple: 0.02×
• Total profit: $-72,534
• Equity at exit: $39,512

10-year hold

• IRR: -53.0%
• Equity multiple: -0.56×
• Total profit: $-115,693
• Equity at exit: $22,912

Cash invested: $74,200 (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: 980
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$528 /mo · $6,341/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-377

Break-even live

Break-even rent $2,568

Max offer price $198,389

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-302	+0% $-377	+5% $-452	+10% $-527
Rent	-10% $-542	-5% $-460	+0% $-377	+5% $-294	+10% $-212
Rate	-1.0pp $-244	-0.5pp $-310	base $-377	+0.5pp $-446	+1.0pp $-516

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-22
   days on market $265,000 Active 328 DOM
2. 2026-06-19
   days on market $265,000 Active 326 DOM
3. 2026-06-18
   days on market $265,000 Active 325 DOM
4. 2026-06-17
   days on market $265,000 Active 324 DOM
5. 2026-06-16
   days on market $265,000 Active 323 DOM
6. 2026-06-15
   days on market $265,000 Active 322 DOM
7. 2026-06-14
   days on market $265,000 Active 320 DOM
8. 2026-06-13
   days on market $265,000 Active 319 DOM
9. 2026-06-10
   days on market $265,000 Active 317 DOM
10. 2026-06-09
    days on market $265,000 Active 316 DOM
11. 2026-06-08
    days on market $265,000 Active 315 DOM
12. 2026-06-07
    days on market $265,000 Active 314 DOM
13. 2026-06-05
    days on market $265,000 Active 311 DOM
14. 2026-06-02
    days on market $265,000 Active 309 DOM
15. 2026-06-01
    days on market $265,000 Active 308 DOM
16. 2026-05-31
    days on market $265,000 Active 307 DOM
17. 2026-05-30
    days on market $265,000 Active 306 DOM
18. 2025-07-28
    listed $265,000 Active
19. 2025-07-21
    listed $265,000 Active 1343-char remark

    Show marketing remark (1343 chars)

    Your piece of paradise awaits you. This is the new and better way to own a vacation home. Offered at a 1/8th Ownership Share, this custom and professionally designed home will check off all of your boxes! Our Zen Trail home will take you to the peace and serenity you deserve. Fully furnished and turn-key, this home is also professionally managed for a seamless vacation experience. Spend 6.5 weeks per year at this luxury estate and start to live your best life! Take-in the views of Pine Mountain while dipping in your 20x40 pool or hot tub surrounded by a meticulously manicured backyard. This custom home also features a spacious open concept kitchen and family gathering area to entertain or gather around the fireplace. Monthly operating costs are estimated at $661. After biking or hiking on the outdoor trails that are paces away from your front door, you can relax in your stadium seating theater room! Too many interior custom upgrades to mention. Call for additional photos, info and video. Square footage figures are provided as a courtesy estimate only and were obtained from county record. Buyer is advised to obtain an independent measurement and verify all information in listing. The home is managed and maintained By EmberHome and offers a software solution for all of your bookings. A second home shouldn't be a second job!

20. 2025-07-20
    historical
21. 2025-01-30
    price $265,000
22. 2025-01-30
    price $265,000
23. 2024-11-18
    price $269,000
24. 2024-11-18
    price $269,000
25. 2024-09-04
    price $298,999
26. 2024-09-04
    price $289,999
27. 2024-07-19
    listed $310,000 Active
28. 2024-06-05
    historical
29. 2024-02-20
    price $299,000
30. 2023-11-17
    listed $309,000 Active
31. 2023-04-03
    status Under Contract
32. 2023-03-22
    soldstatus Closed
33. 2023-02-22
    listed $289,000 Active
34. 2022-03-09
    historical
35. 2022-03-08
    status Under Contract
36. 2022-03-03
    soldstatus Closed
37. 2022-03-03
    price $1,799,920
38. 2022-02-03
    listed $224,990 Active
39. 2021-12-10
    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: $6,341 · $528/mo
• Projected year-2 tax: $6,341 · $528/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 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥103°F today · 14 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: $25,085
• − Mortgage interest: −$14,844
• − Property taxes: −$6,341
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$7,709
• Taxable loss: −$9,148
• Est. tax savings @ 24.0%: +$2,195
• After-tax cash flow: $-2,329/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

+17.8% since first listed

22 events — show timeline

• 2025-07-28 Listed $265,000 WFRMLS
• 2025-07-21 Listed $265,000 WCBOR
• 2025-07-20 Listing Removed — WFRMLS
• 2025-01-30 Price Changed $265,000 WCBOR
• 2025-01-30 Price Changed $265,000 WFRMLS
• 2024-11-18 Price Changed $269,000 WFRMLS
• 2024-11-18 Price Changed $269,000 WCBOR
• 2024-09-04 Price Changed $298,999 WCBOR
• 2024-09-04 Price Changed $289,999 WFRMLS
• 2024-07-19 Listed $310,000 WFRMLS
• 2024-06-05 Listing Removed — WFRMLS
• 2024-02-20 Price Changed $299,000 WFRMLS
• 2023-11-17 Listed $309,000 WFRMLS
• 2023-04-03 Pending — WFRMLS
• 2023-03-22 Sold (MLS) — WFRMLS
• 2023-02-22 Listed $289,000 WFRMLS
• 2022-03-09 Listing Removed — WFRMLS
• 2022-03-08 Pending — WFRMLS
• 2022-03-03 Price Changed $1,799,920 WFRMLS
• 2022-03-03 Sold (MLS) — WFRMLS
• 2022-02-03 Listed $224,990 WFRMLS
• 2021-12-10 Sold (Public Records) — Public Records

Property tax history

+23.7%/yr

Latest (2025): $6,341 · +0.1% YoY. Source: county tax records.