371 N Pinion Cir · Central, UT 84722

$375,000

3 bd · 2.0 ba · 1,467 sqft · SingleFamily public records · 38 Days on market

Built 2002 0.34 ac lot

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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 +9.8/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Welcome to 371 N Pinion Cir in Central, Utah. This charming single-level home offers 3 bedrooms, 2 bathrooms, and approximately 1,467 square feet of comfortable living space, thoughtfully designed for easy, functional living. Situated on a spacious 0.34-acre lot, this property provides the ideal balance of privacy and open space--perfect for enjoying the peaceful surroundings and stunning natural landscape that Central is known for. Step inside to find a bright and inviting layout with a seamless flow between the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. The single-level design offers convenience and accessibility, while the well-sized bedrooms provide comfort for family, guests, or a home office setup. Outside, you'll appreciate the room to spread out--whether that's creating your dream outdoor living space, parking toys, or simply enjoying quiet evenings under the Southern Utah sky. Located just a short drive from St. George, this home offers the tranquility of rural living with easy access to city amenities. If you've been looking for a clean, functional home with space, privacy, and that true ''get away from the city'' feel--this one checks the boxes.

Key facts

• Bright layout
• Seamless flow
• Spacious lot

Tags

• SINGLE LEVEL HOME
• SPACIOUS LOT
• BRIGHT LAYOUT
• SEAMLESS FLOW
• OUTDOOR LIVING SPACE
• ACCESS TO CITY AMENITIES

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Septic tank sewer
• Home design: Single-family residence; One level; Residential zoning; Located in Dixie Deer Estates
• Construction: Vinyl siding construction
• Exterior features: Covered patio

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Microwave; Range
• Flooring: Tile flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: Dishwasher; Disposal; Refrigerator; Microwave; Range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (32.4% below list).
• Recommended offer: $254k (32.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#260 in UT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• 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: Enterprise School (math 48% / reading 40%, grade F, #256 of 585 statewide, top 44%, 497 students, 42% FRL); Enterprise High (math 39% / reading 49%, grade F, #49 of 171 statewide, top 28%, 546 students, 38% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 27 active listings in the ZIP; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($3k loan paydown + $20k appreciation (5.3% local appreciation)).
• Washington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,538 (32.4% 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 38 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.68% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.73×
• Total profit: $76,625
• Equity at exit: $218,613

10-year hold

• IRR: 12.4%
• Equity multiple: 3.31×
• Total profit: $242,063
• Equity at exit: $382,442

Cash invested: $105,000 (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 84722

• Home prices YoY: 1.5%
• Active inventory: 27
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,535 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$121 /mo · $1,458/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-241

Break-even live

Break-even rent $2,841

Max offer price $332,367

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-135	+0% $-241	+5% $-347	+10% $-454
Rent	-10% $-442	-5% $-341	+0% $-241	+5% $-141	+10% $-41
Rate	-1.0pp $-52	-0.5pp $-146	base $-241	+0.5pp $-339	+1.0pp $-437

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-30
   status $375,000 Pending 38 DOM
2. 2026-04-21
   listed $400,000 Active 1226-char remark

   Show marketing remark (1226 chars)

   Welcome to 371 N Pinion Cir in Central, Utah. This charming single-level home offers 3 bedrooms, 2 bathrooms, and approximately 1,467 square feet of comfortable living space, thoughtfully designed for easy, functional living. Situated on a spacious 0.34-acre lot, this property provides the ideal balance of privacy and open space--perfect for enjoying the peaceful surroundings and stunning natural landscape that Central is known for. Step inside to find a bright and inviting layout with a seamless flow between the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. The single-level design offers convenience and accessibility, while the well-sized bedrooms provide comfort for family, guests, or a home office setup. Outside, you'll appreciate the room to spread out--whether that's creating your dream outdoor living space, parking toys, or simply enjoying quiet evenings under the Southern Utah sky. Located just a short drive from St. George, this home offers the tranquility of rural living with easy access to city amenities. If you've been looking for a clean, functional home with space, privacy, and that true ''get away from the city'' feel--this one checks the boxes.

3. 2026-04-20
   listed $400,000 Active
4. 2025-09-29
   soldstatus
5. 2006-09-21
   soldstatus
6. 2006-08-07
   soldstatus
7. 2003-03-19
   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: $1,458 · $121/mo
• Projected year-2 tax: $2,475 · $206/mo
• Expected delta: +$1,017/yr (+$85/mo · 69.8%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 10 d/yr ≥90°F today · 26 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: $30,425
• − Mortgage interest: −$21,006
• − Property taxes: −$1,458
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$10,909
• Taxable loss: −$9,691
• Est. tax savings @ 24.0%: +$2,326
• After-tax cash flow: $-570/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 — Central

• Score: 58/100
• State rank: #260
• US rank: #21233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, UT
• Population (ZIP): 773

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 5% Iranian 4% Subsaharan African 3%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% German/W. Germanic 2% Spanish 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: ▲ 5.27%
• Current HPI: 357.4794
• Rent YoY: —
• Metro: —
• 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

6 events — show timeline

• 2026-04-21 Listed $400,000 WCBOR
• 2026-04-20 Listed $400,000 ICBORMLS
• 2025-09-29 Sold (Public Records) — Public Records
• 2006-09-21 Sold (Public Records) — Public Records
• 2006-08-07 Sold (Public Records) — Public Records
• 2003-03-19 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,458 · +15.8% YoY. Source: county tax records.