Real Estate Investing in Bingham Canyon, Utah (84006)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84006 (Bingham Canyon, UT)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bingham Canyon, UT (84006)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84006 Bingham Canyon
Investors eyeing 84006 need to respect the fundamentals at play. Home values of $434K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84006 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 84006's metrics run below Salt Lake County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 84006 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 84006 is an operator game, not a passive one. From an investor standpoint, entry prices of $434K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Bingham Canyon:
Property Strategy for 84006
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $387,814 | $1,690 | 3.1% | +8.2% | $193,907 |
| 3BR | $426,758 | $2,260 | 3.8% | +6.7% | $142,253 |
Market Trends
Home Value History (with trend line)
📊 How Does 84006 Compare?
| Metric | 84006 | Bingham Canyon | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $434,443 | $434,443 | N/A | $530,173 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 7.0% |
| Avg Rent | $1,521 | $1,521 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 84006 (Bingham Canyon, UT). Anonymous, moderated, never written by AI.
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Property managers serving Salt Lake 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
Intermountain Association Management (IAMHOA) is a Utah HOA management company providing professional services statewide. summary from their website
Nxt Property Management is Utah's premier third-party multifamily management company. 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 | $434,443 |
| Monthly Rent | $1,521 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 84006
Population: 865
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
🎓 Nearby Colleges & Universities
Investor Insight: With 6,632 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in Bingham Canyon, UT?
The median home value in Bingham Canyon, UT is roughly $434K. That puts it reasonable relative to the UT statewide average.
Does Bingham Canyon, UT favor landlords or tenants?
For rental operators, Bingham Canyon, UT rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How strong is the working-renter base in Bingham Canyon, UT?
Bingham Canyon, UT offers a consistent renter base at the $1,521/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is real estate in Bingham Canyon, UT a good investment right now?
Our data puts Bingham Canyon, UT at 3.0/5 for investability. Home prices of $434K and rents around $1,521/mo create a solid backdrop for investor activity.
How much rent can I charge in Bingham Canyon, UT?
Rental rates in Bingham Canyon, UT average $1,521/mo. Tenant demand and $434K home values make the yield look reasonable by investor standards.
You know 84006 now. You don’t know where it ranks.
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How 84006 ranks in Salt Lake City, UT
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