1150 W Red Pkwy #66 · Washington, UT 84780

$105,000

2 bd · 2.0 ba · 648 sqft · Manufactured public records · 54 Days on market

Built 1985 2,178 sqft lot $139/mo HOA · 9% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you are looking for a seasonal getaway or a permanent home in the red rocks, this property offers an unbeatable price point in a convenient location. Enjoy a 55+ community with low-maintenance living while being surrounded by the stunning vistas that Southern Utah is known for.

Key facts

• Stunning vistas
• Convenient location
• 2,178 sq ft lot

Tags

• LOW MAINTENANCE LIVING
• CONVENIENT LOCATION
• STUNNING VISTAS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly association fee of $139; Community features: clubhouse, fitness center, pool, spa/hot tub; Senior community (CANYON BREEZE RV RESORT)

Exterior

• Parking: 2 open/uncovered parking spaces
• Utilities: Electricity connected; Sewer connected; Water (culinary) connected
• Home design: Mobile home; Single-family use; Ramp for accessibility; PUD zoning
• Construction: Clapboard/Masonite exterior; Metal roof; Built/standing condition
• Exterior features: Awning(s); Covered deck; Curb and gutter; Paved road; Flat terrain

Interior

• Kitchen: Microwave; Refrigerator; Range/Oven (free-standing)
• Bedrooms: 3 rooms total (includes bedrooms and living areas)
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 partial/half bathroom
• Heating & cooling: Electric heating; Central air; Heat pump
• Interior features: Disposal; Free-standing range/oven; Blinds; Storage shed(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#59 in UT, #3,809 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D, amenities 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: Sandstone School (math 21% / reading 28%, grade F, #474 of 585 statewide, top 83%, 506 students, 60% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL).
• Zoned-school proficiency averages 32% at this address vs 44% district-wide (-12 pts) — the specific schools serving this property underperform the Washington District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $726 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $15k (12%) 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 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.55% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.80%
• DSCR: 1.93
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.36×
• Total profit: $10,718
• Equity at exit: $15,656

10-year hold

• IRR: 16.0%
• Equity multiple: 2.12×
• Total profit: $32,887
• Equity at exit: $9,078

Cash invested: $29,400 (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 84780

• Rents YoY: -0.1%
• Active inventory: 1024
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$44
• HOA: −$139
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $510

Break-even live

Break-even rent $986

Max offer price $105,000

Occupancy floor 64%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N 500 W Washington, UT	1.0–3.0	1.0–2.0	912	$1,810	$1.98	21d	1	0.57mi

HOA detail

• Monthly dues: $139 · $1,668/yr

Listing history 50 events

1. 2026-06-19
   days on market $105,000 Active 54 DOM
2. 2026-06-18
   days on market $105,000 Active 53 DOM
3. 2026-06-17
   days on market $105,000 Active 52 DOM
4. 2026-06-16
   days on market $105,000 Active 51 DOM
5. 2026-06-15
   days on market $105,000 Active 50 DOM
6. 2026-06-14
   days on market $105,000 Active 48 DOM
7. 2026-06-13
   days on market $105,000 Active 47 DOM
8. 2026-06-10
   days on market $105,000 Active 45 DOM
9. 2026-06-09
   days on market $105,000 Active 44 DOM
10. 2026-06-08
    days on market $105,000 Active 43 DOM
11. 2026-06-07
    days on market $105,000 Active 42 DOM
12. 2026-06-05
    days on market $105,000 Active 39 DOM
13. 2026-06-02
    days on market $105,000 Active 37 DOM
14. 2026-06-01
    days on market $105,000 Active 36 DOM
15. 2026-05-31
    days on market $105,000 Active 35 DOM
16. 2026-05-30
    days on market $105,000 Active 34 DOM
17. 2026-05-08
    price $105,000

    Show marketing remark (286 chars)

    Whether you are looking for a seasonal getaway or a permanent home in the red rocks, this property offers an unbeatable price point in a convenient location. Enjoy a 55+ community with low-maintenance living while being surrounded by the stunning vistas that Southern Utah is known for.

18. 2026-05-08
    price $105,000 286-char remark

    Show marketing remark (286 chars)

    Whether you are looking for a seasonal getaway or a permanent home in the red rocks, this property offers an unbeatable price point in a convenient location. Enjoy a 55+ community with low-maintenance living while being surrounded by the stunning vistas that Southern Utah is known for.

19. 2026-04-30
    status Active

    Show marketing remark (286 chars)

    Whether you are looking for a seasonal getaway or a permanent home in the red rocks, this property offers an unbeatable price point in a convenient location. Enjoy a 55+ community with low-maintenance living while being surrounded by the stunning vistas that Southern Utah is known for.

20. 2026-04-30
    status Active 286-char remark

    Show marketing remark (286 chars)

    Whether you are looking for a seasonal getaway or a permanent home in the red rocks, this property offers an unbeatable price point in a convenient location. Enjoy a 55+ community with low-maintenance living while being surrounded by the stunning vistas that Southern Utah is known for.

21. 2026-04-24
    status Under Contract

    Show marketing remark (286 chars)

    Whether you are looking for a seasonal getaway or a permanent home in the red rocks, this property offers an unbeatable price point in a convenient location. Enjoy a 55+ community with low-maintenance living while being surrounded by the stunning vistas that Southern Utah is known for.

22. 2026-04-24
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Whether you are looking for a seasonal getaway or a permanent home in the red rocks, this property offers an unbeatable price point in a convenient location. Enjoy a 55+ community with low-maintenance living while being surrounded by the stunning vistas that Southern Utah is known for.

23. 2026-04-20
    listed $120,000 Active

    Show marketing remark (286 chars)

    Whether you are looking for a seasonal getaway or a permanent home in the red rocks, this property offers an unbeatable price point in a convenient location. Enjoy a 55+ community with low-maintenance living while being surrounded by the stunning vistas that Southern Utah is known for.

24. 2026-04-20
    listed $120,000 Active 286-char remark

    Show marketing remark (286 chars)

    Whether you are looking for a seasonal getaway or a permanent home in the red rocks, this property offers an unbeatable price point in a convenient location. Enjoy a 55+ community with low-maintenance living while being surrounded by the stunning vistas that Southern Utah is known for.

25. 2026-03-17
    historical
26. 2025-11-11
    price $130,000
27. 2025-11-11
    price $130,000
28. 2025-11-11
    price $130,000
29. 2025-10-20
    price $137,500
30. 2025-10-20
    price $137,500
31. 2025-10-20
    price $137,500
32. 2025-08-06
    price $141,900
33. 2025-08-06
    price $141,900
34. 2025-08-06
    price $141,900
35. 2025-06-19
    price $146,500
36. 2025-06-19
    price $146,500
37. 2025-06-19
    price $146,500
38. 2025-03-14
    price $147,500
39. 2025-03-14
    price $147,500
40. 2025-03-14
    price $147,500
41. 2025-02-27
    price $154,500
42. 2025-02-27
    price $154,500
43. 2025-02-27
    price $154,500
44. 2025-01-07
    listed $156,900 Active
45. 2025-01-07
    listed $156,900 Active
46. 2007-05-17
    soldstatus
47. 2007-02-26
    historical
48. 2006-12-19
    listed $85,900
49. 2005-09-06
    soldstatus
50. 2005-09-06
    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: $542 · $45/mo
• Projected year-2 tax: $693 · $58/mo
• Expected delta: +$151/yr (+$13/mo · 27.8%)

ⓘ 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 ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,566
• − Mortgage interest: −$5,882
• − Property taxes: −$542
• − Insurance: −$525
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − HOA: −$1,668
• − Depreciation: −$3,055
• Taxable income: $4,764
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $4,971/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 — Washington

• Score: 75/100
• State rank: #59
• US rank: #3809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, UT
• County: Washington County · 179,216 people
• City population: 32,366
• Metro: St. George, UT
• Population (ZIP): 32,366
• Household income: $91,963
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 1036.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 8% Chinese 1% German/W. Germanic 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: ▼ -144.73%
• Current HPI: 248.9421
• Rent YoY: ▼ -0.06%
• 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

+22.2% since first listed

38 events — show timeline

• 2026-05-08 Price Changed $105,000 WFRMLS
• 2026-05-08 Price Changed $105,000 WCBOR
• 2026-04-30 Relisted — WFRMLS
• 2026-04-30 Relisted — WCBOR
• 2026-04-24 Pending — WFRMLS
• 2026-04-24 Pending — WCBOR
• 2026-04-20 Listed $120,000 WFRMLS
• 2026-04-20 Listed $120,000 WCBOR
• 2026-03-17 Listing Removed — WFRMLS
• 2025-11-11 Price Changed $130,000 WCBOR
• 2025-11-11 Price Changed $130,000 ICBORMLS
• 2025-11-11 Price Changed $130,000 WFRMLS
• 2025-10-20 Price Changed $137,500 ICBORMLS
• 2025-10-20 Price Changed $137,500 WCBOR
• 2025-10-20 Price Changed $137,500 WFRMLS
• 2025-08-06 Price Changed $141,900 WCBOR
• 2025-08-06 Price Changed $141,900 ICBORMLS
• 2025-08-06 Price Changed $141,900 WFRMLS
• 2025-06-19 Price Changed $146,500 WCBOR
• 2025-06-19 Price Changed $146,500 ICBORMLS
• 2025-06-19 Price Changed $146,500 WFRMLS
• 2025-03-14 Price Changed $147,500 WFRMLS
• 2025-03-14 Price Changed $147,500 WCBOR
• 2025-03-14 Price Changed $147,500 ICBORMLS
• 2025-02-27 Price Changed $154,500 WCBOR
• 2025-02-27 Price Changed $154,500 ICBORMLS
• 2025-02-27 Price Changed $154,500 WFRMLS
• 2025-01-07 Listed $156,900 ICBORMLS
• 2025-01-07 Listed $156,900 WFRMLS
• 2007-05-17 Sold (Public Records) — Public Records
• 2007-02-26 Listing Removed — WFRMLS
• 2006-12-19 Listed $85,900 WFRMLS
• 2005-09-06 Sold (Public Records) — Public Records
• 2005-09-06 Sold (Public Records) — Public Records
• 2005-09-06 Sold (Public Records) — Public Records
• 2005-04-08 Sold (Public Records) — Public Records
• 2004-12-22 Sold (Public Records) — Public Records
• 2004-12-17 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $542 · +49.8% YoY. Source: county tax records.