180 N 1100 E #66 · Washington, UT 84780

$114,900

1 bd · 1.0 ba · 513 sqft · Manufactured public records · 74 Days on market

Built 1987 2,178 sqft lot $135/mo HOA · 9% of rent ↓ 4% since listing

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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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• 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

Fresh paint throughout, move in ready. Great retirement or second home and even rent until you're ready to move. Located in a 55+ community with great amenities you will find this spacious park model home with fresh new paint throughout. Next to the swimming pool, hot tub, putting green, workshop and clubhouse for your convenience. Kings Row offers great activities, friendly atmosphere and room for visitors in their small rental units. Close to shopping, freeway, parks, trails and more.

Key facts

• Hot tub
• Clubhouse
• Swimming pool

Tags

• SWIMMING POOL
• HOT TUB
• PUTTING GREEN
• WORKSHOP
• CLUBHOUSE
• SHOPPING

Property features AI

Finance

• Other: Above-grade finished area: 513; Total rooms: 7
• HOA & community: Homeowners association (ERA Brokers); Monthly association fee: $135; Fee includes sewer, trash, and water; Community amenities: clubhouse, pool, picnic area; Senior community; Pets permitted

Exterior

• Parking: Covered carport (2 spaces, counted as covered parking); Total of 2 parking spaces
• Security: Pet rules in community
• Utilities: Natural gas connected; Electricity connected; Sewer connected (public); Water (culinary) connected
• Home design: Mobile home; Built/standing (2010); Single-family; Subdivision: KINGS ROW ESTATES
• Construction: Metal siding; Asphalt roof; Built/standing condition; Year built (effective): 2010
• Exterior features: Deck (covered); Double-pane windows; Workshop; Curb and gutter; Paved road; Automatic full sprinkler system; Landscaping: full; Flat terrain

Interior

• Kitchen: Refrigerator; Gas oven/range
• Bedrooms: 1 main-level bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Den/office; Oven: gas; Window coverings; Blinds
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% 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.
• Zoned schools: Washington School (math 42% / reading 37%, grade F, #332 of 585 statewide, top 58%, 463 students, 59% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; 3 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 $794 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 74 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 6.5

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,209
• Equity at exit: $17,132

10-year hold

• IRR: 5.1%
• Equity multiple: 1.32×
• Total profit: $10,300
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$48
• HOA: −$135
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $341

Break-even live

Break-even rent $1,050

Max offer price $114,900

Occupancy floor 72%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 N Red Trail Ln Washington, UT	2.0	1.0–2.0	699	$1,499	$2.14	13d	1	0.26mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,403	$1.49	13d	10	0.27mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,449	$1.20	13d	8	0.40mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-19
   days on market $114,900 Active 74 DOM
2. 2026-06-18
   days on market $114,900 Active 73 DOM
3. 2026-06-17
   days on market $114,900 Active 72 DOM
4. 2026-06-16
   days on market $114,900 Active 71 DOM
5. 2026-06-15
   days on market $114,900 Active 70 DOM
6. 2026-06-14
   days on market $114,900 Active 68 DOM
7. 2026-06-13
   days on market $114,900 Active 67 DOM
8. 2026-06-10
   days on market $114,900 Active 65 DOM
9. 2026-06-09
   days on market $114,900 Active 64 DOM
10. 2026-06-08
    days on market $114,900 Active 63 DOM
11. 2026-06-07
    days on market $114,900 Active 62 DOM
12. 2026-06-05
    days on market $114,900 Active 59 DOM
13. 2026-06-02
    days on market $114,900 Active 57 DOM
14. 2026-06-01
    days on market $114,900 Active 56 DOM
15. 2026-05-31
    days on market $114,900 Active 55 DOM
16. 2026-05-30
    days on market $114,900 Active 54 DOM
17. 2026-05-24
    status Active
18. 2026-05-22
    historical
19. 2026-04-03
    price $124,900 491-char remark

    Show marketing remark (491 chars)

    Fresh paint throughout, move in ready. Great retirement or second home and even rent until you're ready to move. Located in a 55+ community with great amenities you will find this spacious park model home with fresh new paint throughout. Next to the swimming pool, hot tub, putting green, workshop and clubhouse for your convenience. Kings Row offers great activities, friendly atmosphere and room for visitors in their small rental units. Close to shopping, freeway, parks, trails and more.

20. 2026-04-03
    price $124,900

    Show marketing remark (491 chars)

    Fresh paint throughout, move in ready. Great retirement or second home and even rent until you're ready to move. Located in a 55+ community with great amenities you will find this spacious park model home with fresh new paint throughout. Next to the swimming pool, hot tub, putting green, workshop and clubhouse for your convenience. Kings Row offers great activities, friendly atmosphere and room for visitors in their small rental units. Close to shopping, freeway, parks, trails and more.

21. 2026-04-03
    listed $129,900 Active

    Show marketing remark (491 chars)

    Fresh paint throughout, move in ready. Great retirement or second home and even rent until you're ready to move. Located in a 55+ community with great amenities you will find this spacious park model home with fresh new paint throughout. Next to the swimming pool, hot tub, putting green, workshop and clubhouse for your convenience. Kings Row offers great activities, friendly atmosphere and room for visitors in their small rental units. Close to shopping, freeway, parks, trails and more.

22. 2026-04-03
    listed $129,900 Active 491-char remark

    Show marketing remark (491 chars)

    Fresh paint throughout, move in ready. Great retirement or second home and even rent until you're ready to move. Located in a 55+ community with great amenities you will find this spacious park model home with fresh new paint throughout. Next to the swimming pool, hot tub, putting green, workshop and clubhouse for your convenience. Kings Row offers great activities, friendly atmosphere and room for visitors in their small rental units. Close to shopping, freeway, parks, trails and more.

23. 2016-10-12
    soldstatus
24. 2013-08-30
    soldstatus
25. 2004-06-25
    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: $528 · $44/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$230/yr (+$19/mo · 43.5%)

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

Taxation est. · year 1

• Rental income: $17,776
• − Mortgage interest: −$6,436
• − Property taxes: −$528
• − Insurance: −$574
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − HOA: −$1,620
• − Depreciation: −$3,343
• Taxable income: $2,430
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $3,507/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

-3.8% since first listed

9 events — show timeline

• 2026-05-24 Relisted — WFRMLS
• 2026-05-22 Listing Removed — WFRMLS
• 2026-04-03 Price Changed $124,900 WCBOR
• 2026-04-03 Price Changed $124,900 WFRMLS
• 2026-04-03 Listed $129,900 WFRMLS
• 2026-04-03 Listed $129,900 WCBOR
• 2016-10-12 Sold (Public Records) — Public Records
• 2013-08-30 Sold (Public Records) — Public Records
• 2004-06-25 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $528 · -2.0% YoY. Source: county tax records.