Real Estate Investing in American Fork, Utah (84003)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84003 (American Fork, UT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 27.5 — hard to cash-flow at these prices.
What’s happening in American Fork, UT (84003)?
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Market Analysis: 84003 American Fork
The 84003 ZIP in American Fork, UT is a local-operator market. Outside capital chasing a $601K entry has to pair deep knowledge with the discount.
The 84003 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within UT, ZIP 84003 trails on several market indicators that neighboring Utah County submarkets outperform. The gap is real and significant enough to shape underwriting.
Employment concentration in 84003 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in American Fork:
Property Strategy for 84003
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $374,471 | $1,470 | 2.8% | — | $374,471 |
| 2BR | $396,721 | $1,700 | 3.1% | +6.7% | $198,360 |
| 3BR | $508,452 | $2,360 | 3.3% | +6.7% | $169,484 |
| 4BR | $576,035 | $2,850 | 3.6% | +6.7% | $144,009 |
| 5BR | $844,030 | — | — | +8.0% | $168,806 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84003 Compare?
| Metric | 84003 | American Fork | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $600,883 | $600,883 | N/A | $530,173 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 7.0% |
| Avg Rent | $1,820 | $1,820 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84003 (American Fork, UT). Anonymous, moderated, never written by AI.
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Property managers serving Utah County
Manage rentals here? List your business →ICO Property Management constructs and oversees luxury Utah apartment communities, crafting enriching lifestyle experiences for residents across 17 locations along the Wasatch Front. summary from their website
Property Management Inc. offers residential, association, short-term, commercial, and multifamily property management services. summary from their website
Incline Property Management provides reliable property care for homeowners and investors, handling tenant screening, rent collection, maintenance, and delinquency resolution. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $600,883 |
| Monthly Rent | $1,820 |
| Price-to-Rent | 27.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 84003
Population: 55,259
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 84003
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 17,503 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for American Fork, UT?
Our data puts American Fork, UT at 3.0/5 for investability. Home prices of $601K and rents around $1,820/mo create a solid backdrop for investor activity.
What kind of vacancy should I budget for in American Fork, UT?
Vacancy in American Fork, UT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,820/mo.
What do rentals go for in American Fork, UT?
The typical rental in American Fork, UT commands about $1,820/mo monthly. That rent profile reliable cash flow against the $601K purchase basis.
Can I live-in-and-rent in American Fork, UT?
For house hackers, American Fork, UT is a challenging. The $1,820/mo rent on a unit helps defray the mortgage on a $601K property.
Are renters plentiful in American Fork, UT?
Tenant quality in American Fork, UT ranks as solid. Landlords generally report consistent occupancy at market rents of $1,820/mo.
You know 84003 now. You don’t know where it ranks.
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How 84003 ranks in Provo-Orem, UT
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