Real Estate Investing in Eagle Mountain, Utah (84005)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84005 (Eagle Mountain, UT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
What’s happening in Eagle Mountain, UT (84005)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84005 Eagle Mountain
This part of Utah County is not an easy win. The 84005 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84005 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within UT, ZIP 84005 trails on several market indicators that neighboring Utah County submarkets outperform. The gap is real and significant enough to shape underwriting.
The 84005 ZIP's population of 49,116 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
New investors are better served looking at Eagle Mountain's stable or hybrid ZIPs before stepping into 84005. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Eagle Mountain:
Property Strategy for 84005
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $401,651 | $1,940 | 3.5% | — | $200,825 |
| 3BR | $467,464 | $2,700 | 4.2% | +5.8% | $155,821 |
| 4BR | $530,600 | $3,250 | 4.4% | +5.8% | $132,650 |
| 5BR | $582,615 | — | — | +6.1% | $116,523 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84005 Compare?
| Metric | 84005 | Eagle Mountain | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $510,304 | $510,304 | N/A | $530,173 |
| 5-Year CAGR | 1.4% | 1.4% | N/A | 7.0% |
| Avg Rent | $2,265 | $2,265 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 84005 (Eagle Mountain, 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 | $510,304 |
| Monthly Rent | $2,265 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 84005
Population: 49,116
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 84005
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
Frequently Asked Questions
What are home prices like in Eagle Mountain, UT?
The median home value in Eagle Mountain, UT is roughly $510K. That puts it reasonable relative to the UT statewide average.
Which real estate strategy fits Eagle Mountain, UT?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Eagle Mountain, UT. The numbers - $510K homes against $2,265/mo rents - support that play.
How strong is Eagle Mountain, UT for real estate investors?
Eagle Mountain, UT scores 2.0/5 for investability. Home values sit at $510K and rents near $2,265/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Eagle Mountain, UT a friendly market for rental owners?
For rental operators, Eagle Mountain, UT rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What are vacancy rates like in Eagle Mountain, UT?
Vacancy in Eagle Mountain, UT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,265/mo.
You know 84005 now. You don’t know where it ranks.
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How 84005 ranks in Provo-Orem, UT
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