2051 W Canyon View Dr S · St. George, UT 84770

$45,000

3 bd · 2.0 ba · 1,038 sqft · Condo · 182 Days on market

Built 1995 $199/mo HOA · 8% of rent

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FRACTIONAL OWNERSHIP - 1/8 share! Enjoy all the seasons in beautiful Dixie with this unique fractional ownership opportunity! Perfect for families looking to stay and play for less than the cost of a hotel or nightly rental. Nestled in the desirable Green Valley area, you'll have easy access to scenic biking, hiking, and walking trails just outside your door. HOA fees conveniently cover utilities, property taxes, and ongoing upkeep-offering worry-free ownership. Note: Property can NOT be used as a rental. Whether you're escaping winter snow or seeking summer sun, St. George is the ultimate year-round retreat. Explore nearby Snow Canyon State Park, tee off at top-rated golf courses, unwind i

Key facts

• Green valley area
• Scenic biking trails
• Hiking trails

Tags

• GREEN VALLEY AREA
• SCENIC BIKING TRAILS
• HIKING TRAILS
• WALKING TRAILS
• SNOW CANYON STATE PARK
• TOP-RATED GOLF COURSES

Property features AI

Finance

• HOA & community: Homeowners association with $199 monthly fee; HOA covers cable TV, grounds maintenance, sewer, trash, and water; Subdivision: COTTAGES SOUTH

Exterior

• Parking: Attached garage; Total 3 parking spaces (1 garage space, 1 covered space, 2 open spaces)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Rambler/Ranch (single-level living); Built in 2012; Faces west; Fractional ownership; Residential zoning
• Construction: Asphalt roof; Slab foundation; Built/standing condition
• Exterior features: Double-pane windows; Open patio; Partially fenced yard; Secluded yard; Curb and gutter; Sidewalks; Automatic full sprinkler system; Landscaping: full; Flat terrain

Interior

• Kitchen: Free-standing range/oven; Garbage disposal
• Bedrooms: Three main-level bedrooms (primary on first floor)
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bathroom; Disposal; Free-standing range/oven; Blinds and drapes

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: Arrowhead School (math 34% / reading 36%, grade F, #388 of 585 statewide, top 67%, 552 students, 30% FRL); Dixie High (math 26% / reading 37%, grade F, #117 of 171 statewide, top 68%, 1,293 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 777 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent runs 41% of the median local income ($70k/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 $311 of loan paydown is wiped out by about $1k 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 + 2.4% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
7. 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.
8. 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.
9. 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: 5.37% ✓
• Cap rate: 43.60%
• Cash-on-cash: 133.25%
• DSCR: 6.93
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.39×
• Total profit: $80,576
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 15.28×
• Total profit: $179,868
• Equity at exit: $3,891

Cash invested: $12,600 (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 84770

• Rents YoY: 2.4%
• Active inventory: 777
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $2,417 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$199
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $1,399

Break-even live

Break-even rent $646

Max offer price $45,000

Occupancy floor 37%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Gap Canyon Pkwy Unit S201 St. George, UT	3.0	3.0	1487	$2,700	$1.82	13d	1	0.04mi
1366 W Indian Hills Dr Saint George, UT	2.0–3.0	2.0–2.5	1125	$1,560	$1.39	21d	6	1.30mi
302 S Divario Canyon Dr Saint George, UT	1.0–3.0	1.0–2.0	999	$1,799	$1.80	13d	3	1.32mi

HOA detail condo

• Monthly dues: $199 · $2,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-09
   days on market $45,000 Active 182 DOM
2. 2026-06-08
   days on market $45,000 Active 181 DOM
3. 2026-06-07
   days on market $45,000 Active 180 DOM
4. 2026-06-05
   days on market $45,000 Active 177 DOM
5. 2026-06-02
   days on market $45,000 Active 175 DOM
6. 2026-06-01
   days on market $45,000 Active 174 DOM
7. 2026-05-31
   days on market $45,000 Active 173 DOM
8. 2026-05-30
   days on market $45,000 Active 172 DOM
9. 2026-03-04
   historical
10. 2025-12-09
    listed $45,000 Active
11. 2025-11-30
    historical
12. 2025-09-08
    price $46,000
13. 2025-06-04
    listed $45,000 Active
14. 2025-04-15
    historical
15. 2024-10-31
    price $49,000
16. 2024-10-30
    listed $44,900 Active
17. 2024-10-29
    historical
18. 2024-05-21
    listed $44,900 Active
19. 2024-05-18
    historical
20. 2024-01-26
    status Active
21. 2024-01-17
    status Under Contract
22. 2023-12-26
    price $39,900
23. 2023-12-23
    price $44,900
24. 2023-11-17
    price $49,900
25. 2023-10-11
    listed $112,000 Active
26. 2022-04-18
    soldstatus Closed
27. 2022-03-14
    status Pending
28. 2022-02-09
    listed $55,000 Active
29. 2019-05-22
    soldstatus
30. 2019-04-18
    listed $229,900
31. 2013-12-18
    historical
32. 2013-10-03
    listed $13,000
33. 2001-08-07
    soldstatus
34. 2001-05-30
    listed $124,900
35. 1999-03-24
    listed $126,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥105°F today · 16 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: $28,999
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − HOA: −$2,388
• − Depreciation: −$1,309
• Taxable income: $17,242
• Est. tax owed @ 24.0%: −$4,138
• After-tax cash flow: $12,652/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): 48,397
• Household income: $70,024
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1605.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 6% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 8% Slovak 4% Scottish 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 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: ▼ -356.86%
• Current HPI: 234.9418
• Rent YoY: ▲ 2.42%
• 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

-64.5% since first listed

27 events — show timeline

• 2026-03-04 Listing Removed — WFRMLS
• 2025-12-09 Listed $45,000 WFRMLS
• 2025-11-30 Listing Removed — WFRMLS
• 2025-09-08 Price Changed $46,000 WFRMLS
• 2025-06-04 Listed $45,000 WFRMLS
• 2025-04-15 Listing Removed — WFRMLS
• 2024-10-31 Price Changed $49,000 WFRMLS
• 2024-10-30 Listed $44,900 WFRMLS
• 2024-10-29 Listing Removed — WFRMLS
• 2024-05-21 Listed $44,900 WFRMLS
• 2024-05-18 Listing Removed — WFRMLS
• 2024-01-26 Relisted — WFRMLS
• 2024-01-17 Pending — WFRMLS
• 2023-12-26 Price Changed $39,900 WFRMLS
• 2023-12-23 Price Changed $44,900 WFRMLS
• 2023-11-17 Price Changed $49,900 WFRMLS
• 2023-10-11 Listed $112,000 WFRMLS
• 2022-04-18 Sold (MLS) — PCMLS
• 2022-03-14 Pending — PCMLS
• 2022-02-09 Listed $55,000 PCMLS
• 2019-05-22 Sold (MLS) — WFRMLS
• 2019-04-18 Listed $229,900 WFRMLS
• 2013-12-18 Listing Removed — WFRMLS
• 2013-10-03 Listed $13,000 WFRMLS
• 2001-08-07 Sold (MLS) — WFRMLS
• 2001-05-30 Listed $124,900 WFRMLS
• 1999-03-24 Listed $126,900 WFRMLS