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95 S White Oak St
Kanab, UT

95 S White Oak St

$399,000
1 bd • 1 ba • 270 sf

This analysis was generated by artificial intelligence on 1/25/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

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AI Property Analysis

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List Price

$399,000

Price/Sq.Ft

$1478

Year Built

2018

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

• Exceptional Location: The property is located 20 minutes from the East entrance of Zion National Park and within walking distance to multiple trailheads. This proximity drives strong short-term rental demand, as evidenced by its current success as an Airbnb. • Large 2.56-Acre Lot: Land parcels of this size near Zion are scarce, providing both privacy and expansion opportunities. Most cabins in the area are on lots under 1 acre. • High Airbnb Revenue Potential: Similar cabins near Zion average $175-$225 per night with approximately 60% occupancy. This could generate an annual gross income between $38,000 and $49,000, which is significantly higher than the area's average of $28,000 for single-unit properties. • Minimal Flood and Wind Risk: The property has a flood risk score of 1/10 and a wind risk score of 1/10. This translates to lower insurance costs compared to properties in higher-risk zones. The average flood risk in surrounding areas is around 3/10. • Future Water System Hookup: The upcoming neighborhood water system, scheduled for completion next year, will significantly improve the property’s functionality. The existing water hookup credit, valued at $48,000, is a substantial financial advantage. • Recent Construction: Built in 2018, the modern infrastructure (power, septic, 500-gallon propane tank) means lower maintenance costs compared to older cabins in the area, many of which were built in the 1990s or earlier.

The Bad

• High Price per Square Foot: The price of $1,477.78/sqft is significantly higher than the Kanab average of $250-$350/sqft. While the 2.56-acre lot inflates the overall value, the cost may deter most single-family home buyers. • Limited Interior Space: The cabin’s 270 sqft is 80-90% smaller than the average Kanab single-family home (1,500+ sqft). This limits the appeal to those comfortable with tiny-home living. • Long Days on Market: The property’s 151 days on the market is longer than the local average of 60-90 days for competitively priced properties. This can indicate either a niche market or concerns over pricing. • Reliance on Hauled Water: Until the new neighborhood water system is operational, hauling water is an added cost and logistical effort. Any delays in the new system’s completion would continue this inconvenience. • Unclear HOA Details: The HOA includes trash removal, but there is no disclosed HOA fee. If fees are introduced or increased when the water system and neighborhood amenities expand, the monthly carrying costs will rise.

The Ugly

• Severe Fire Risk (8/10): Properties near Ponderosa pines face significant wildfire exposure, leading to high insurance premiums (20-40% above the standard rate) and potential mitigation costs. The estimated insurance of $1,436/year reflects this elevated risk. • High Monthly Ownership Costs: With a 20% down payment and a ~7% interest rate, the monthly mortgage could be ~$2,300. Adding ~$120/month for insurance and ~$150/month for property taxes results in total monthly costs of ~$2,570+. This does not include water hauling, maintenance, or potential HOA fees, resulting in a high cost-to-size ratio. • Limited Standard HVAC: The cabin relies on propane heaters and window units. During extreme weather, supplemental climate control systems may be needed, costing $3,000-$5,000 for mini-split systems. • Complex Zoning/Expansion: Adding structures may require county permits and compliance with local guidelines. If expansions are not in line with codes, development plans could be stalled.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

• Short-Term Rental Investors: The property's proximity to Zion National Park and its existing Airbnb success make it ideal for investors seeking high nightly rates and occupancy. Comparable cabins in the area yield $175-$225/night at approximately 60% occupancy, which could generate a gross annual income of $38,000-$49,000. This is significantly higher than the average single-unit short-term rental in Kanab, which is around $28,000 per year. • Nature Enthusiasts and Adventurous Buyers: The property’s location, within walking distance to multiple trailheads, and the secluded feel cater to buyers looking for a minimal footprint and immersive outdoor experience. The existing infrastructure (septic, propane, etc.) makes it a good option for those seeking a semi-off-grid lifestyle. • Buyers with a Household Income of $90,000+: Given the high monthly ownership costs (estimated at $2,570+ including mortgage, taxes, and insurance), this property is suitable for buyers with a strong financial capacity who can maintain this expense without exceeding a 33% debt-to-income ratio. • Potential Owner-Operators: The second lot tee and water hookup credit (valued at $48,000) provide an opportunity for future expansion. This could involve adding another cabin or expanding the existing one to further capitalize on the growing tourism sector around Zion.

Not For

• Buyers Requiring Conventional Living Space: The 270 sqft cabin is not suited for families or those who need multiple bedrooms and spacious interiors. This is significantly smaller than the average Kanab single-family home, which typically exceeds 1,500 sqft. • Budget-Conscious Purchasers: The price per square foot ($1,477.78) is much higher than the Kanab average ($250-$350/sqft), and the monthly carrying costs are also high. Buyers with incomes under $90,000 may find this property financially burdensome. • Risk-Averse Buyers: The severe fire risk (8/10) and the current need to haul water create uncertainties that may deter buyers who prefer a more predictable and less risky property. • Residents Seeking Urban Amenities: The remote location and distance from major retail, healthcare, and entertainment facilities make this property unsuitable for those who prefer an urban lifestyle.
Demographics
Area Median Income

$0

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Risk Assessment

Climate Risks

fireSEVERE

Insurance: Required

heatMINOR

1 extreme heat days per year

98th percentile: 90°F

floodMINIMAL

FEMA Zone: UNKNOWN

Insurance: Optional

airMINIMAL

0 bad air quality days per year

windMINIMAL

Insurance: Optional

Risk Analysis

• Elevated Fire Risk (8/10): The property's location near Ponderosa pines results in higher insurance premiums and potential mitigation costs, including creating defensible space, and using fireproof materials. Upfront expenses could range from $2,000 to $3,000. • Water Infrastructure Uncertainty: While a new neighborhood system is planned for next year, any delays will prolong the need to haul water, which may increase annual operating costs by $1,000-$2,000. • Market Volatility: Kanab's real estate market is heavily reliant on tourism, and any economic downturn or changes in short-term rental regulations could affect property values by +/-10% in a short time frame. • Zoning and Permitting Challenges: Any expansions or additional structures require adherence to county codes. Costs for surveying, permits, and site preparation may range from $5,000 to $7,000 before construction. • Financing Difficulties: Lenders may see tiny cabins or off-grid homes as higher risk, potentially requiring a larger down payment or specialized loan products.
Insurance
Annual Cost

$1,436

$120 per month

Financials

Monthly Costs
Market Rent (1 bed)

$0

Get a detailed rental estimate on Zillow®
HOA Fee

$23

Price History

Property Taxes

$376
2023 Tax Assessment
34.3%from previous year
Assessed Value$57,480
Tax Rate0.65%

Location & Comparables

Subject Property
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