Real Estate Investing in Fairfield, Utah (84013)
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Should you buy in 84013 (Fairfield, 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.
- High price-to-rent: Price-to-rent ratio 25.9 — hard to cash-flow at these prices.
• 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 Fairfield, UT (84013)?
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Market Analysis: 84013 Fairfield
Not every below-median market is a bargain. Fairfield's 84013 ZIP records signals that favor experienced operators who can absorb the risk $543K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84013 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Fairfield have seen price recovery that 84013 has not matched. Utah County data supports the view that the spread is structural rather than temporary.
Employment concentration in 84013 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 84013 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Fairfield:
Market Trends
Home Value History (with trend line)
📊 How Does 84013 Compare?
| Metric | 84013 | Fairfield | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $542,637 | $542,637 | N/A | $530,173 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 7.0% |
| Avg Rent | $1,746 | $1,746 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84013 (Fairfield, 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 | $542,637 |
| Monthly Rent | $1,746 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (2.5%). 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 84013
Population: 719
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 84013
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
Are homes affordable in Fairfield, UT?
Fairfield, UT median home values land near $543K. That is reasonable territory for investors looking at $1,746/mo-per-month rentals.
Is the tenant base reliable in Fairfield, UT?
The renter base in Fairfield, UT is reasonable for the $1,746/mo price point. Screening well and pricing to market typically yields stable tenants.
What is the best play in Fairfield, UT?
For Fairfield, UT, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How does Fairfield, UT rate as a rental market?
Fairfield, UT scores 3.0/5 for investability. Home values sit at $543K and rents near $1,746/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What do landlords charge for rent in Fairfield, UT?
Expect rents around $1,746/mo per month in Fairfield, UT. With home values at $543K, the yield math works out to reasonable levels for rental investors.
You know 84013 now. You don’t know where it ranks.
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How 84013 ranks in Provo-Orem, UT
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