1360 N Dixie Downs Dr #14 · St. George, UT 84790

$110,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 90 Days on market

Built 1992 Good condition $320/mo HOA · 20% of rent

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Why this score? — see what drove the C 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 +21.5/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this well-maintained 1992 Nashua home, showcasing pride of ownership in the desirable Paradise Palms 55+ community. The HOA fee covers lot rent, basic cable TV, and common area maintenance, ensuring a hassle-free lifestyle. Home Features: Thoughtfully designed 2-bedroom layout, with bedrooms located on opposite ends for added privacy. Tandem 2-car carport plus a storage shed for extra convenience. Low-maintenance yard, perfect for seasonal or full-time living--no lawn mowing required! Prime Location: Minutes from shopping, medical facilities, restaurants, and scenic walking trails. Important Details: ALL buyers must be HOA-approved before the seller can consider an offer.

Key facts

• Tandem carport
• Low maintenance yard
• Storage shed

Tags

• TANDEM CARPORT
• STORAGE SHED
• LOW MAINTENANCE YARD
• PRIME LOCATION
• SCENIC WALKING TRAILS

Property features AI

Finance

• Other: Above-grade finished area: 980
• HOA & community: Homeowners association with a $320 monthly fee that includes cable TV; Senior community

Exterior

• Parking: Covered carport; 2 covered/carport parking spaces (2 total)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile home; Built and standing; Single-family zoning
• Construction: Asphalt roof; Asphalt and clapboard/masonite exterior materials; Built/standing construction status
• Exterior features: Covered deck; Open porch; Double-pane windows; Outdoor lighting; Outbuildings; Storage shed(s); Window coverings; Landscaping: full; Curb & gutter, paved road, sidewalks

Interior

• Kitchen: Microwave; Refrigerator; Range/Oven (free-standing); Garbage disposal
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Window air conditioning units
• Interior features: Separate tub and shower in the bathroom; Disposal; Free-standing range/oven; Drapes and shades on windows; Ceiling fan
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: Paradise Canyon (math 31% / reading 24%, grade F, #451 of 585 statewide, top 77%, 478 students, 62% FRL); Snow Canyon High (math 32% / reading 48%, grade F, #62 of 171 statewide, top 36%, 1,266 students, 30% FRL).
• Market conditions: Rents flat; 976 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $761 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 90 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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

• Watch-outs: HOA is 20% of rent.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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: 1.43% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.63×
• Total profit: $-11,363
• Equity at exit: $16,401

10-year hold

• IRR: -7.5%
• Equity multiple: 0.60×
• Total profit: $-12,169
• Equity at exit: $9,511

Cash invested: $30,800 (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 84790

• Rents YoY: 0.2%
• Active inventory: 976
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$320
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $166

Break-even live

Break-even rent $1,367

Max offer price $110,000

Occupancy floor 84%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 W 1300 N Saint George, UT	2.0	1.0	1120	$1,550	$1.38	20d	1	0.09mi
1503 N 2100 W Saint George, UT	1.0–2.0	1.0	693	$1,300	$1.88	13d	5	0.50mi
1741 W 950 N St. George, UT	2.0	1.5	1028	$1,500	$1.46	13d	1	0.51mi
1660 W Sunset Blvd Saint George, UT	2.0	2.0	909	$1,399	$1.54	20d	3	0.56mi
1040 N 1300 W #89 St. George, UT	3.0	2.0	1100	$1,795	$1.63	20d	1	0.70mi
1151 W 540 N Unit 4 St. George, UT	3.0	2.0	1000	$1,295	$1.29	20d	1	1.26mi
1180 W 425 N Saint George, UT	2.0	1.0	850	$1,250	$1.47	20d	1	1.32mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1123	$1,688	$1.50	20d	18	1.32mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1187	$1,674	$1.41	13d	20	1.32mi
776 Diagonal St #52 St George, UT	2.0	2.0	1076	$1,325	$1.23	13d	1	1.37mi

HOA detail

• Monthly dues: $320 · $3,840/yr
• Likely covers: cable

Listing history 36 events

1. 2026-06-19
   days on market $110,000 Active 90 DOM
2. 2026-06-18
   days on market $110,000 Active 89 DOM
3. 2026-06-17
   days on market $110,000 Active 88 DOM
4. 2026-06-16
   days on market $110,000 Active 87 DOM
5. 2026-06-15
   days on market $110,000 Active 86 DOM
6. 2026-06-14
   days on market $110,000 Active 84 DOM
7. 2026-06-13
   days on market $110,000 Active 83 DOM
8. 2026-06-10
   days on market $110,000 Active 81 DOM
9. 2026-06-09
   days on market $110,000 Active 80 DOM
10. 2026-06-08
    days on market $110,000 Active 79 DOM
11. 2026-06-07
    days on market $110,000 Active 78 DOM
12. 2026-06-05
    days on market $110,000 Active 75 DOM
13. 2026-06-02
    days on market $110,000 Active 73 DOM
14. 2026-06-01
    days on market $110,000 Active 72 DOM
15. 2026-05-31
    days on market $110,000 Active 71 DOM
16. 2026-05-30
    days on market $110,000 Active 70 DOM
17. 2026-03-21
    listed $110,000 Active
18. 2026-03-20
    listed $110,000 Active 689-char remark

    Show marketing remark (689 chars)

    Discover this well-maintained 1992 Nashua home, showcasing pride of ownership in the desirable Paradise Palms 55+ community. The HOA fee covers lot rent, basic cable TV, and common area maintenance, ensuring a hassle-free lifestyle. Home Features: Thoughtfully designed 2-bedroom layout, with bedrooms located on opposite ends for added privacy. Tandem 2-car carport plus a storage shed for extra convenience. Low-maintenance yard, perfect for seasonal or full-time living--no lawn mowing required! Prime Location: Minutes from shopping, medical facilities, restaurants, and scenic walking trails. Important Details: ALL buyers must be HOA-approved before the seller can consider an offer.

19. 2025-11-24
    historical
20. 2025-10-16
    price $110,000
21. 2025-10-16
    price $110,000
22. 2025-09-24
    status Active
23. 2025-09-18
    status Under Contract
24. 2025-09-07
    status Active
25. 2025-08-30
    status Under Contract
26. 2025-07-03
    price $120,000
27. 2025-07-03
    price $120,000
28. 2025-06-11
    price $124,000
29. 2025-06-11
    price $124,000
30. 2025-06-03
    status Active
31. 2025-05-12
    status Under Contract
32. 2025-04-07
    price $125,000
33. 2025-04-07
    price $125,000
34. 2025-03-17
    listed $128,000 Active
35. 2024-04-11
    listed $775,500 Active
36. 2020-12-22
    listed $65,000

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

Taxation est. · year 1

• Rental income: $18,927
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − HOA: −$3,840
• − Depreciation: −$3,200
• Taxable income: $497
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $1,871/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 1992 Nashua home in the Paradise Palms 55+ community is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through updates.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a home look more inviting and modern
• Resale Replace outdated light fixtures — Modern lighting can enhance the home's appeal
• Resale Update kitchen appliances — New appliances can make the kitchen more functional and attractive

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a home look more inviting and modern ↑
• Resale Replace outdated light fixtures — Modern lighting can enhance the home's appeal ↑
• Resale Update kitchen appliances — New appliances can make the kitchen more functional and attractive ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 55,892
• Household income: $91,054
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1359.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 89% English-only · Spanish 8% Other Asian/Pacific 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: ▼ -210.13%
• Current HPI: 218.2317
• Rent YoY: ▲ 0.20%
• 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

+69.2% since first listed

20 events — show timeline

• 2026-03-21 Listed $110,000 WFRMLS
• 2026-03-20 Listed $110,000 WCBOR
• 2025-11-24 Listing Removed — WFRMLS
• 2025-10-16 Price Changed $110,000 WCBOR
• 2025-10-16 Price Changed $110,000 WFRMLS
• 2025-09-24 Relisted — WFRMLS
• 2025-09-18 Pending — WFRMLS
• 2025-09-07 Relisted — WFRMLS
• 2025-08-30 Pending — WFRMLS
• 2025-07-03 Price Changed $120,000 WFRMLS
• 2025-07-03 Price Changed $120,000 WCBOR
• 2025-06-11 Price Changed $124,000 WCBOR
• 2025-06-11 Price Changed $124,000 WFRMLS
• 2025-06-03 Relisted — WFRMLS
• 2025-05-12 Pending — WFRMLS
• 2025-04-07 Price Changed $125,000 WFRMLS
• 2025-04-07 Price Changed $125,000 WCBOR
• 2025-03-17 Listed $128,000 WFRMLS
• 2024-04-11 Listed $775,500 WFRMLS
• 2020-12-22 Listed $65,000 WFRMLS