738 N 1100 E · St. George, UT 84770

$275,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 1 Days on market

Built 1974 5,662 sqft 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NO HOA, NO 55+ COMMUNITY. Remodeled home on corner lot in St. George. Enjoy quick access to St. George amenities without the hefty price tag. This home is move-in ready with new paint, floors, cabinets, counters, and more! Secure conventional financing through our preferred lender, or inquire for seller finance terms. Don't wait, get your showing scheduled today!

Key facts

• 5,662 sq ft lot
• 6 parking spots
• Built 1974

Property features AI

Finance

• Other: Agent-owned

Exterior

• Parking: Total 6 parking spaces; 2 covered/carport spaces; 4 open parking spaces; Covered parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Manufactured home; Single-family use; Faces west; Built and currently standing
• Construction: Asphalt roof
• Exterior features: Corner lot; Fully fenced yard; Sidewalks; Xeriscaped landscaping; Flat terrain

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: No window treatments recorded; Deck (covered)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (20.1% below list).
• Recommended offer: $220k (20.1% below list) — sets the bar for 1% rule.

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: Legacy School (math 44% / reading 38%, grade F, #315 of 585 statewide, top 55%, 565 students, 62% FRL); Tonaquint Intermediate (math 31% / reading 38%, grade F, #96 of 138 statewide, top 69%, 735 students, 42% FRL); Dixie High (math 26% / reading 37%, grade F, #117 of 171 statewide, top 68%, 1,293 students, 31% FRL).
• Market conditions: Rents rising (+2.4%/yr); 779 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent runs 38% 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,837 (20.1% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 10.4

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-38,830
• Equity at exit: $41,003

10-year hold

• IRR: -6.3%
• Equity multiple: 0.61×
• Total profit: $-30,342
• Equity at exit: $23,777

Cash invested: $77,000 (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 84770

• Rents YoY: 2.4%
• Active inventory: 779
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,198 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $112

Break-even live

Break-even rent $2,056

Max offer price $275,000

Occupancy floor 90%

Sensitivity live

Price	-10% $268	-5% $190	+0% $112	+5% $34	+10% $-44
Rent	-10% $-62	-5% $25	+0% $112	+5% $199	+10% $286
Rate	-1.0pp $251	-0.5pp $182	base $112	+0.5pp $41	+1.0pp $-32

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2099 E Middleton Dr St. George, UT	3.0	2.0	1300	$1,690	$1.30	15d	1	1.21mi
2325 E 350 N Saint George, UT	3.0	2.0	1512	$1,995	$1.32	15d	1	1.50mi

Listing history 4 events

1. 2026-05-14
   status Under Contract
2. 2026-05-10
   historical $275,000
3. 2026-02-27
   soldstatus
4. 2010-11-10
   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: $814 · $68/mo
• Projected year-2 tax: $1,815 · $151/mo
• Expected delta: +$1,001/yr (+$83/mo · 123.0%)

ⓘ 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 5 d/yr ≥103°F today · 13 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: $26,380
• − Mortgage interest: −$15,404
• − Property taxes: −$814
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$8,000
• Taxable loss: −$3,434
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $2,170/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

4 events — show timeline

• 2026-05-14 Pending — WFRMLS
• 2026-05-10 Coming Soon $275,000 WFRMLS
• 2026-02-27 Sold (Public Records) — Public Records
• 2010-11-10 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $814 · -11.2% YoY. Source: county tax records.