1150 W Red Pkwy #114 · Washington, UT 84780

$145,000

1 bd · 1.0 ba · 510 sqft · Manufactured public records · 93 Days on market

Built 1986 2,178 sqft lot $139/mo HOA · 9% 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• 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

Great opportunity for affordable living in Canyon Breeze! This well-kept property offers a comfortable layout with a bright living area, wood-style flooring, and plenty of natural light. The kitchen has good cabinet space and a functional setup, with an adjoining dining area for everyday meals. The bedroom includes built-in storage to help maximize space. Enjoy the covered front porch, perfect for relaxing outside, plus 2 uncovered parking spots and low-maintenance yard space. Located close to shopping, restaurants, and other amenities.

Key facts

• Covered front porch
• Built in storage
• Bright living area

Tags

• BRIGHT LIVING AREA
• WOOD STYLE FLOORING
• GOOD CABINET SPACE
• BUILT IN STORAGE
• COVERED FRONT PORCH
• LOW MAINTENANCE YARD

Property features AI

Finance

• Other: Has view
• HOA & community: Homeowners association (Cam Utah); Monthly association fee of $139 covering trash; Community amenities include clubhouse, gated access, fitness center, and pool; Subdivision: CANYON BREEZE RV RESORT

Exterior

• Parking: Carport (covered) for 2 vehicles; 2 total parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected (culinary and irrigation)
• Home design: Modular construction; Built/standing condition; Residential use; View facing mountain
• Construction: Metal roof
• Exterior features: Exterior lighting; Curb and gutter; Paved road; Mountain view; Flat terrain

Interior

• Kitchen: Gas oven; Freestanding range; Dishwasher disposal; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Disposal; Oven: Gas; Freestanding range/oven; Ceiling fan; Microwave; Refrigerator; Satellite dish; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $132k (9.0% 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: Sandstone School (math 21% / reading 28%, grade F, #474 of 585 statewide, top 83%, 506 students, 60% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL).
• Zoned-school proficiency averages 32% at this address vs 44% district-wide (-12 pts) — the specific schools serving this property underperform the Washington District average; the district grade overstates school quality for this exact location.
• 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 $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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.03% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.1

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-18,912
• Equity at exit: $21,620

10-year hold

• IRR: -10.2%
• Equity multiple: 0.47×
• Total profit: $-21,714
• Equity at exit: $12,537

Cash invested: $40,600 (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 84780

• Rents YoY: -0.1%
• Active inventory: 1024
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$60
• HOA: −$139
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $140

Break-even live

Break-even rent $1,316

Max offer price $145,000

Occupancy floor 86%

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: $36,250
• Closing costs: $4,350
• 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	0.17mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,403	$1.49	13d	10	0.43mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,449	$1.20	13d	8	0.60mi

HOA detail

• Monthly dues: $139 · $1,668/yr

Listing history 25 events

1. 2026-06-19
   days on market $145,000 Active 93 DOM
2. 2026-06-18
   days on market $145,000 Active 92 DOM
3. 2026-06-17
   days on market $145,000 Active 91 DOM
4. 2026-06-16
   days on market $145,000 Active 90 DOM
5. 2026-06-15
   days on market $145,000 Active 89 DOM
6. 2026-06-14
   days on market $145,000 Active 87 DOM
7. 2026-06-13
   days on market $145,000 Active 86 DOM
8. 2026-06-10
   days on market $145,000 Active 84 DOM
9. 2026-06-09
   days on market $145,000 Active 83 DOM
10. 2026-06-08
    days on market $145,000 Active 82 DOM
11. 2026-06-07
    days on market $145,000 Active 81 DOM
12. 2026-06-05
    days on market $145,000 Active 78 DOM
13. 2026-06-02
    days on market $145,000 Active 76 DOM
14. 2026-06-01
    days on market $145,000 Active 75 DOM
15. 2026-05-31
    days on market $145,000 Active 74 DOM
16. 2026-05-30
    days on market $145,000 Active 73 DOM
17. 2026-04-03
    historical
18. 2026-03-18
    status Active
19. 2026-03-18
    listed $145,000 Active
20. 2026-02-24
    historical
21. 2024-06-11
    listed $496,500 Active
22. 2023-02-03
    historical
23. 2017-04-03
    soldstatus
24. 2015-10-18
    listed $55,000
25. 2015-10-18
    listed $55,000

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 7/10 Severe
• 🌡 Heat 6/10 Major 4 d/yr ≥103°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,919
• − Mortgage interest: −$8,122
• − Property taxes: −$958
• − Insurance: −$725
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − HOA: −$1,668
• − Depreciation: −$4,218
• Taxable loss: −$640
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $1,833/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

+163.6% since first listed

9 events — show timeline

• 2026-04-03 Listing Removed — WFRMLS
• 2026-03-18 Relisted — WFRMLS
• 2026-03-18 Listed $145,000 WFRMLS
• 2026-02-24 Listing Removed — WFRMLS
• 2024-06-11 Listed $496,500 WFRMLS
• 2023-02-03 Listing Removed — WFRMLS
• 2017-04-03 Sold (Public Records) — Public Records
• 2015-10-18 Listed $55,000 WFRMLS
• 2015-10-18 Listed $55,000 ICBORMLS

Property tax history

+5.4%/yr

Latest (2025): $958 · +5.3% YoY. Source: county tax records.