3209 S Dyami Vw · Hurricane, UT 84737

$295,000

4 bd · 5.0 ba · 3,391 sqft · Condo public records · 231 Days on market

Built 2022 $575/mo HOA · 13% of rent

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Why this score? — see what drove the B- 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own the Ultimate Getaway -¼ Share at Tava Resort at Sand Hollow. Unlock your dream vacation home with ¼ fractional ownership of a luxurious 4-bedroom, 4.5-bath estate at Tava Resort. Enjoy spacious open living, a 60' linear fireplace, commercial-grade KitchenAid appliances, and a view-rich private deck -perfect for relaxing after a day full of adventure. Located minutes from Sand Hollow Reservoir, spend your time boating across blue waters, golfing on championship greens, or riding the sand dunes under the sun. The best part? Your home is always ready -professionally managed and maintained so you can focus on living, not logistics. Boating. Golf. Sand dune thrills. ¼ ownership. Worry-free management. Just show up. In-house financing available. Escape the ordinary -Tava Resort delivers extraordinary. HOA dues include:HOA, Taxes, Utilities, Internet, insurance, LLC fractional management fees.

Key facts

• 60 linear fireplace
• 5,227 sq ft lot
• 2 garage spots

Tags

• 60 LINEAR FIREPLACE
• VIEW RICH PRIVATE DECK
• GOLFING ON CHAMPIONSHIP GREENS

Property features AI

Finance

• Other: Short-term rentals allowed by zoning
• HOA & community: Homeowners association with monthly fee; HOA fee includes insurance and grounds maintenance; Community clubhouse, pool, spa/hot tub, tennis courts, picnic area; Subdivision: TAVA RESORT AT SAND HOLLOW PH 1

Exterior

• Parking: Attached garage; 2 covered parking spaces; 2 total parking spaces; 2 garage spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Two-story home; Built and standing; Single-family use; Fractional ownership; Flat roof
• Construction: Stone and stucco construction
• Exterior features: Double-pane windows; Outdoor lighting; Covered patio; Landscaping: full; Curb & gutter and paved road; Mountain view

Interior

• Kitchen: Free-standing range/oven; Microwave; Refrigerator; Disposal
• Bedrooms: Two main-level bedrooms; Primary bedroom on the 1st floor
• Bathrooms: 4 full bathrooms; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Separate tub and shower in bath; Walk-in closet; Disposal; Great room; Free-standing range/oven; Ceiling fan; Microwave; Refrigerator; Partial window features; Fireplace insert
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#163 in UT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: amenities F, commute 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: Three Falls School (math 43% / reading 42%, grade F, #278 of 585 statewide, top 49%, 592 students, 28% FRL); Tonaquint Intermediate (math 31% / reading 38%, grade F, #96 of 138 statewide, top 69%, 735 students, 42% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 1033 active listings in the ZIP; 4 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).
• At $4,330/mo this rent would consume 69% of the median local household income ($76k/yr) (locally 382% 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 $2k of loan paydown is wiped out by about $9k 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 + 2.7% rent growth), your $83k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.47% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $15,397
• Equity at exit: $43,985

10-year hold

• IRR: 14.1%
• Equity multiple: 2.12×
• Total profit: $92,211
• Equity at exit: $25,506

Cash invested: $82,600 (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 84737

• Home prices YoY: -22.8%
• Rents YoY: 2.7%
• Active inventory: 1033
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $4,330 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$123
• HOA: −$575
• Vacancy / Maint / Mgmt: −$909
• Net cashflow: $1,007

Break-even live

Break-even rent $3,055

Max offer price $295,000

Occupancy floor 72%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3193 S 4900 W Hurricane, UT	5.0	4.0	2859	$4,900	$1.71	21d	1	0.12mi
5089 W 3175 S Hurricane, UT	4.0	4.5	2832	$5,400	$1.91	21d	1	0.14mi
3252 S 4900 W Hurricane, UT	5.0	4.0	2565	$4,400	$1.72	21d	1	0.16mi
2732 S 4010 W Hurricane, UT	4.0	2.5	2508	$3,400	$1.36	21d	1	1.41mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: waterinternet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-19
   days on market $295,000 Active 231 DOM
2. 2026-06-18
   days on market $295,000 Active 230 DOM
3. 2026-06-17
   days on market $295,000 Active 229 DOM
4. 2026-06-16
   days on market $295,000 Active 228 DOM
5. 2026-06-15
   days on market $295,000 Active 227 DOM
6. 2026-06-14
   days on market $295,000 Active 225 DOM
7. 2026-06-13
   days on market $295,000 Active 224 DOM
8. 2026-06-10
   days on market $295,000 Active 222 DOM
9. 2026-06-09
   days on market $295,000 Active 221 DOM
10. 2026-06-08
    days on market $295,000 Active 220 DOM
11. 2026-06-07
    days on market $295,000 Active 219 DOM
12. 2026-06-05
    days on market $295,000 Active 216 DOM
13. 2026-06-02
    days on market $295,000 Active 214 DOM
14. 2026-06-01
    days on market $295,000 Active 213 DOM
15. 2026-05-31
    days on market $295,000 Active 212 DOM
16. 2026-05-30
    days on market $295,000 Active 211 DOM
17. 2026-03-20
    soldstatus
18. 2025-10-31
    listed $295,000 Active
19. 2025-10-30
    listed $295,000 Active 924-char remark

    Show marketing remark (924 chars)

    Own the Ultimate Getaway -¼ Share at Tava Resort at Sand Hollow. Unlock your dream vacation home with ¼ fractional ownership of a luxurious 4-bedroom, 4.5-bath estate at Tava Resort. Enjoy spacious open living, a 60' linear fireplace, commercial-grade KitchenAid appliances, and a view-rich private deck -perfect for relaxing after a day full of adventure. Located minutes from Sand Hollow Reservoir, spend your time boating across blue waters, golfing on championship greens, or riding the sand dunes under the sun. The best part? Your home is always ready -professionally managed and maintained so you can focus on living, not logistics. Boating. Golf. Sand dune thrills. ¼ ownership. Worry-free management. Just show up. In-house financing available. Escape the ordinary -Tava Resort delivers extraordinary. HOA dues include:HOA, Taxes, Utilities, Internet, insurance, LLC fractional management fees.

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,025 · $169/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 7/10 Severe 7 d/yr ≥102°F today · 21 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: $51,956
• − Mortgage interest: −$16,525
• − Property taxes: −$2,025
• − Insurance: −$1,475
• − Repairs & maintenance: −$4,156
• − Management: −$4,156
• − HOA: −$6,900
• − Depreciation: −$8,582
• Taxable income: $8,136
• Est. tax owed @ 24.0%: −$1,953
• After-tax cash flow: $10,128/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 — Hurricane

• Score: 65/100
• State rank: #163
• US rank: #13530

Category grades

Amenities F Commute F Cost of living B- Crime B+ Employment B- Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurricane, UT
• County: Washington County · 179,216 people
• City population: 24,359
• Metro: St. George, UT
• Population (ZIP): 24,359
• Household income: $75,545
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 382.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Scottish 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1% 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: ▼ -98.12%
• Current HPI: 331.4025
• Rent YoY: ▲ 2.72%
• 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

3 events — show timeline

• 2026-03-20 Sold (Public Records) — Public Records
• 2025-10-31 Listed $295,000 WFRMLS
• 2025-10-30 Listed $295,000 WCBOR

Property tax history

+26.4%/yr

Latest (2025): $2,025 · -65.3% YoY. Source: county tax records.