1143 S Gap Pkwy #10 · St. George, UT 84770

$70,000

5 bd · 5.0 ba · 2,541 sqft · Townhouse · 398 Days on market

Built 2020 5,662 sqft lot $305/mo HOA · 10% of rent ↓ 41% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fractional ownership opportunity - 1/8 share. Experience affordable luxury with this beautifully furnished 5-bedroom, 4.5-bath townhome, offering over 44 days of personal use each year. Enjoy the perks of vacation homeownership at a fraction of the cost, with professional management ensuring a seamless experience. Nestled in the heart of St. George, this elegant retreat delivers unforgettable getaways in a community designed for relaxation and fun. Take advantage of family-friendly amenities including a resort-style pool, splash pad, and rejuvenating hot tub—your perfect ''home base'' away from home.

Key facts

• Resort style pool
• Splash pad
• Rejuvenating hot tub

Tags

• PROFESSIONALLY MANAGED
• RESORT STYLE POOL
• SPLASH PAD
• REJUVENATING HOT TUB

Property features AI

Finance

• Other: Short-term rental allowed zoning
• HOA & community: Homeowners association with monthly fee of $305; Subdivision: VUE AT GREEN VALLEY

Exterior

• Parking: Attached garage; 3 covered parking spaces (3 total garage spaces)
• Utilities: Natural gas connected; Electricity connected; Public sewer; Water connected (culinary)
• Home design: Single-family residence; Built/standing condition; Stone and stucco construction; Flat roof; Fractional ownership
• Construction: Stone and stucco exterior; Flat roof; Slab foundation
• Exterior features: Double pane windows; Covered patio; Curb and gutter; Paved road access; Automatic full sprinkler system; Full landscaping; Flat terrain

Interior

• Kitchen: Garbage disposal
• Bedrooms: Primary bedroom on 2nd and 3rd floors
• Bathrooms: 4 full bathrooms; 2 partial/half bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Wet bar; Separate tub and shower in bath; Central vacuum; Disposal; Slab basement
• Laundry & utility: Central vacuum (built-in)

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

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: Sunrise Ridge Intermediate (math 52% / reading 54%, grade C+, #17 of 138 statewide, top 12%, 810 students, 17% FRL); Desert Hills High (math 47% / reading 58%, grade C-, #22 of 171 statewide, top 13%, 1,210 students, 15% FRL) — zoned schools average 16% FRL vs 36% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.4%/yr); 777 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• At $2,937/mo this rent would consume 50% of the median local household income ($70k/yr) (locally 1605% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 398 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 398 days. Have you received any prior offers? Is the seller open to a 12% 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: 4.20% ✓
• Cap rate: 32.54%
• Cash-on-cash: 93.74%
• DSCR: 5.17
• GRM: 2.0

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: 93.9%
• Equity multiple: 5.32×
• Total profit: $84,701
• Equity at exit: $10,437

10-year hold

• IRR: 96.6%
• Equity multiple: 10.87×
• Total profit: $193,354
• Equity at exit: $6,052

Cash invested: $19,600 (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 84770

• Rents YoY: 2.4%
• Active inventory: 777
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,937 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$305
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $1,531

Break-even live

Break-even rent $998

Max offer price $70,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,579	-5% $1,555	+0% $1,531	+5% $1,507	+10% $1,483
Rent	-10% $1,299	-5% $1,415	+0% $1,531	+5% $1,647	+10% $1,763
Rate	-1.0pp $1,566	-0.5pp $1,549	base $1,531	+0.5pp $1,513	+1.0pp $1,494

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1122 S 1790 West Cir #8 St. George, UT	4.0	4.0	2200	$2,995	$1.36	14d	1	0.18mi
506 Martignano Way St. George, UT	4.0	2.0	2300	$2,995	$1.30	21d	1	1.11mi
3068 W Orco Ln St. George, UT	4.0	3.0	2619	$2,700	$1.03	14d	1	1.40mi
476 S Maggiore Dr St. George, UT	4.0	2.0	2300	$2,995	$1.30	21d	1	1.45mi

HOA detail

• Monthly dues: $305 · $3,660/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-10
   days on market $70,000 Active 398 DOM
2. 2026-06-09
   days on market $70,000 Active 397 DOM
3. 2026-06-08
   days on market $70,000 Active 396 DOM
4. 2026-06-07
   days on market $70,000 Active 395 DOM
5. 2026-06-05
   days on market $70,000 Active 392 DOM
6. 2026-06-02
   days on market $70,000 Active 390 DOM
7. 2026-06-01
   days on market $70,000 Active 389 DOM
8. 2026-05-31
   days on market $70,000 Active 388 DOM
9. 2026-05-30
   days on market $70,000 Active 387 DOM
10. 2025-11-13
    price $70,000

    Show marketing remark (613 chars)

    Fractional ownership opportunity - 1/8 share. Experience affordable luxury with this beautifully furnished 5-bedroom, 4.5-bath townhome, offering over 44 days of personal use each year. Enjoy the perks of vacation homeownership at a fraction of the cost, with professional management ensuring a seamless experience. Nestled in the heart of St. George, this elegant retreat delivers unforgettable getaways in a community designed for relaxation and fun. Take advantage of family-friendly amenities including a resort-style pool, splash pad, and rejuvenating hot tub—your perfect ''home base'' away from home.

11. 2025-11-13
    price $70,000 613-char remark

    Show marketing remark (613 chars)

    Fractional ownership opportunity - 1/8 share. Experience affordable luxury with this beautifully furnished 5-bedroom, 4.5-bath townhome, offering over 44 days of personal use each year. Enjoy the perks of vacation homeownership at a fraction of the cost, with professional management ensuring a seamless experience. Nestled in the heart of St. George, this elegant retreat delivers unforgettable getaways in a community designed for relaxation and fun. Take advantage of family-friendly amenities including a resort-style pool, splash pad, and rejuvenating hot tub—your perfect ''home base'' away from home.

12. 2025-10-03
    price $90,000

    Show marketing remark (613 chars)

    Fractional ownership opportunity - 1/8 share. Experience affordable luxury with this beautifully furnished 5-bedroom, 4.5-bath townhome, offering over 44 days of personal use each year. Enjoy the perks of vacation homeownership at a fraction of the cost, with professional management ensuring a seamless experience. Nestled in the heart of St. George, this elegant retreat delivers unforgettable getaways in a community designed for relaxation and fun. Take advantage of family-friendly amenities including a resort-style pool, splash pad, and rejuvenating hot tub—your perfect ''home base'' away from home.

13. 2025-10-03
    price $90,000 613-char remark

    Show marketing remark (613 chars)

    Fractional ownership opportunity - 1/8 share. Experience affordable luxury with this beautifully furnished 5-bedroom, 4.5-bath townhome, offering over 44 days of personal use each year. Enjoy the perks of vacation homeownership at a fraction of the cost, with professional management ensuring a seamless experience. Nestled in the heart of St. George, this elegant retreat delivers unforgettable getaways in a community designed for relaxation and fun. Take advantage of family-friendly amenities including a resort-style pool, splash pad, and rejuvenating hot tub—your perfect ''home base'' away from home.

14. 2025-08-29
    price $85,000 613-char remark

    Show marketing remark (613 chars)

    Fractional ownership opportunity - 1/8 share. Experience affordable luxury with this beautifully furnished 5-bedroom, 4.5-bath townhome, offering over 44 days of personal use each year. Enjoy the perks of vacation homeownership at a fraction of the cost, with professional management ensuring a seamless experience. Nestled in the heart of St. George, this elegant retreat delivers unforgettable getaways in a community designed for relaxation and fun. Take advantage of family-friendly amenities including a resort-style pool, splash pad, and rejuvenating hot tub—your perfect ''home base'' away from home.

15. 2025-08-29
    price $85,000

    Show marketing remark (613 chars)

    Fractional ownership opportunity - 1/8 share. Experience affordable luxury with this beautifully furnished 5-bedroom, 4.5-bath townhome, offering over 44 days of personal use each year. Enjoy the perks of vacation homeownership at a fraction of the cost, with professional management ensuring a seamless experience. Nestled in the heart of St. George, this elegant retreat delivers unforgettable getaways in a community designed for relaxation and fun. Take advantage of family-friendly amenities including a resort-style pool, splash pad, and rejuvenating hot tub—your perfect ''home base'' away from home.

16. 2025-05-08
    listed $90,000 Active
17. 2025-05-02
    listed $90,000 Active 613-char remark

    Show marketing remark (613 chars)

    Fractional ownership opportunity - 1/8 share. Experience affordable luxury with this beautifully furnished 5-bedroom, 4.5-bath townhome, offering over 44 days of personal use each year. Enjoy the perks of vacation homeownership at a fraction of the cost, with professional management ensuring a seamless experience. Nestled in the heart of St. George, this elegant retreat delivers unforgettable getaways in a community designed for relaxation and fun. Take advantage of family-friendly amenities including a resort-style pool, splash pad, and rejuvenating hot tub—your perfect ''home base'' away from home.

18. 2023-03-01
    historical
19. 2022-11-11
    status Active
20. 2022-10-29
    historical
21. 2022-09-27
    price $121,000
22. 2022-08-24
    price $122,000
23. 2022-07-12
    price $126,000
24. 2022-06-16
    price $122,000
25. 2022-04-30
    listed $118,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 18 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: $35,238
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$2,819
• − Management: −$2,819
• − HOA: −$3,660
• − Depreciation: −$2,036
• Taxable income: $18,583
• Est. tax owed @ 24.0%: −$4,460
• After-tax cash flow: $13,913/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

-40.7% since first listed

16 events — show timeline

• 2025-11-13 Price Changed $70,000 WFRMLS
• 2025-11-13 Price Changed $70,000 WCBOR
• 2025-10-03 Price Changed $90,000 WFRMLS
• 2025-10-03 Price Changed $90,000 WCBOR
• 2025-08-29 Price Changed $85,000 WCBOR
• 2025-08-29 Price Changed $85,000 WFRMLS
• 2025-05-08 Listed $90,000 WFRMLS
• 2025-05-02 Listed $90,000 WCBOR
• 2023-03-01 Listing Removed — WFRMLS
• 2022-11-11 Relisted — WFRMLS
• 2022-10-29 Listing Removed — WFRMLS
• 2022-09-27 Price Changed $121,000 WFRMLS
• 2022-08-24 Price Changed $122,000 WFRMLS
• 2022-07-12 Price Changed $126,000 WFRMLS
• 2022-06-16 Price Changed $122,000 WFRMLS
• 2022-04-30 Listed $118,000 WFRMLS