5412 S Aquamarine Ln · St. George, UT 84790

$163,500

4 bd · 5.0 ba · 2,248 sqft · Condo public records · 121 Days on market

Built 2022 $217/mo HOA · 9% 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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into luxury with this affordable 1/8th fractional lifetime ownership opportunity in the heart of Desert Color, St. George's premier resort community. This professionally designed, 4-bedroom, 4.5-bathroom townhome offers approximately 6 weeks (45 days) of annual use, providing the perfect balance of a private retreat and a high-performing investment. Located just steps from the iconic 2.5-acre white-sand swimming lagoon, this turnkey property comes fully furnished with high-end decor and is nightly-rental approved—allowing you to generate income on any dates you don't use. Whether you're seeking a family vacation hub, a corporate retreat, or a smart real estate investment, this home delivers resort living with a private hot tub, gourmet kitchen, and exclusive access to 5-star world-class amenities. Sleeps 14. Call for more information.

Key facts

• Exclusive access
• Gourmet kitchen
• Fully furnished

Tags

• WHITE-SAND SWIMMING LAGOON
• FULLY FURNISHED
• NIGHTLY-RENTAL APPROVED
• PRIVATE HOT TUB
• GOURMET KITCHEN
• EXCLUSIVE ACCESS

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $217; Community amenities include barbecue, clubhouse, fire pit, picnic area, pool, and spa/hot tub; Subdivision: DESERT COLOR RESORT PH 5; Fractional ownership

Exterior

• Home design: Two-story residence; Built and standing
• Construction: Above-grade finished area approximately 2248; Built/standing construction
• Exterior features: 0.04-acre lot

Interior

• Bedrooms: 3 main-level bedrooms; Primary bedroom located on the 2nd floor and in the basement
• Bathrooms: 4 full bathrooms; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Central air conditioning
• Interior features: 14 total rooms; Slab basement

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $144k (12.0% 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: Desert Hills High (math 47% / reading 58%, grade C-, #22 of 171 statewide, top 13%, 1,210 students, 15% FRL) — zoned schools average 15% FRL vs 36% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 976 active listings in the ZIP; 5 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).
• This rent runs 33% of the median local income ($91k/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 $1k of loan paydown is wiped out by about $5k 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 121 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: property tax is 3.2% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.51% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 5.5

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: -5.9%
• Equity multiple: 0.79×
• Total profit: $-9,628
• Equity at exit: $24,378

10-year hold

• IRR: -1.3%
• Equity multiple: 0.93×
• Total profit: $-3,334
• Equity at exit: $14,136

Cash invested: $45,780 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,470 high
• Mortgage (P&I): −$857
• Tax from tax record: −$442 /mo · $5,310/yr
• Insurance: −$68
• HOA: −$217
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $366

Break-even live

Break-even rent $2,006

Max offer price $163,500

Occupancy floor 80%

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: $40,875
• Closing costs: $4,905
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 W Rosa Ln Saint George, UT	3.0	2.5	1628	$2,400	$1.47	13d	1	0.36mi
767 W Scarlet Hill Dr Saint George, UT	3.0	2.5	2155	$2,395	$1.11	21d	1	0.47mi
667 W Desert Poppy Ln Saint George, UT	3.0	3.0	1865	$2,200	$1.18	21d	1	0.57mi
6134 Snead Cir Saint George, UT	3.0	3.0	1799	$2,300	$1.28	21d	1	0.98mi
1806 W Sunstar Dr Saint George, UT	3.0	2.0	1509	$2,100	$1.39	21d	1	1.27mi

HOA detail condo

• Monthly dues: $217 · $2,604/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $163,500 Active 121 DOM
2. 2026-06-18
   days on market $163,500 Active 120 DOM
3. 2026-06-17
   days on market $163,500 Active 119 DOM
4. 2026-06-16
   days on market $163,500 Active 118 DOM
5. 2026-06-15
   days on market $163,500 Active 117 DOM
6. 2026-06-14
   days on market $163,500 Active 115 DOM
7. 2026-06-13
   days on market $163,500 Active 114 DOM
8. 2026-06-10
   days on market $163,500 Active 112 DOM
9. 2026-06-09
   days on market $163,500 Active 111 DOM
10. 2026-06-08
    days on market $163,500 Active 110 DOM
11. 2026-06-07
    days on market $163,500 Active 109 DOM
12. 2026-06-05
    days on market $163,500 Active 106 DOM
13. 2026-06-02
    days on market $163,500 Active 104 DOM
14. 2026-06-01
    days on market $163,500 Active 103 DOM
15. 2026-05-31
    days on market $163,500 Active 102 DOM
16. 2026-05-30
    days on market $163,500 Active 101 DOM
17. 2026-02-18
    listed $163,500 Active
18. 2026-02-17
    listed $163,500 Active 857-char remark

    Show marketing remark (892 chars)

    .. .. THIS IS A FRACTIONAL OWNERSHIP. .. Step into luxury with this affordable 1/8th fractional lifetime ownership opportunity in the heart of Desert Color, St. George's premier resort community. This professionally designed, 4-bedroom, 4.5-bathroom townhome offers approximately 6 weeks (45 days) of annual use, providing the perfect balance of a private retreat and a high-performing investment. Located just steps from the iconic 2.5-acre white-sand swimming lagoon, this turnkey property comes fully furnished with high-end decor and is nightly-rental approved-allowing you to generate income on any dates you don't use. Whether you're seeking a family vacation hub, a corporate retreat, or a smart real estate investment, this home delivers resort living with a private hot tub, gourmet kitchen, and exclusive access to 5-star world-class amenities. Sleeps 14. Call for more information.

19. 2026-02-17
    listed $163,500 Active 892-char remark

    Show marketing remark (892 chars)

    .. .. THIS IS A FRACTIONAL OWNERSHIP. .. Step into luxury with this affordable 1/8th fractional lifetime ownership opportunity in the heart of Desert Color, St. George's premier resort community. This professionally designed, 4-bedroom, 4.5-bathroom townhome offers approximately 6 weeks (45 days) of annual use, providing the perfect balance of a private retreat and a high-performing investment. Located just steps from the iconic 2.5-acre white-sand swimming lagoon, this turnkey property comes fully furnished with high-end decor and is nightly-rental approved-allowing you to generate income on any dates you don't use. Whether you're seeking a family vacation hub, a corporate retreat, or a smart real estate investment, this home delivers resort living with a private hot tub, gourmet kitchen, and exclusive access to 5-star world-class amenities. Sleeps 14. Call for more information.

20. 2021-11-12
    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: $5,310 · $442/mo
• Projected year-2 tax: $5,310 · $443/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 19 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: $29,638
• − Mortgage interest: −$9,159
• − Property taxes: −$5,310
• − Insurance: −$818
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − HOA: −$2,604
• − Depreciation: −$4,756
• Taxable income: $2,249
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,853/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): 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

+0.0% since first listed

4 events — show timeline

• 2026-02-18 Listed $163,500 WFRMLS
• 2026-02-17 Listed $163,500 ICBORMLS
• 2026-02-17 Listed $163,500 WCBOR
• 2021-11-12 Sold (Public Records) — Public Records

Property tax history

+106.3%/yr

Latest (2025): $5,310 · -10.7% YoY. Source: county tax records.