Real Estate Investing in Draper, Utah (84020)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84020 (Draper, 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.
- High price-to-rent: Price-to-rent ratio 39.4 — hard to cash-flow at these prices.
What’s happening in Draper, UT (84020)?
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Market Analysis: 84020 Draper
ZIP 84020 inside Salt Lake County looks affordable on the surface — median value of $817K — but the discount exists for reasons that a careful buyer should understand before committing.
The 84020 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
From a cash-flow lens, 84020 offers a low basis, the region around Draper has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 84020 includes headwinds that any investor should price in. Income distribution skews lower than Draper averages, and tenant stability requires active management.
The 84020 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 Draper:
Property Strategy for 84020
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $453,528 | $2,080 | 3.3% | +5.3% | $226,764 |
| 3BR | $585,717 | $2,790 | 3.4% | +7.1% | $195,239 |
| 4BR | $796,830 | $3,190 | 2.9% | +7.3% | $199,207 |
| 5BR | $1,033,919 | — | — | +8.1% | $206,784 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84020 Compare?
| Metric | 84020 | Draper | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $817,411 | $817,411 | N/A | $530,173 |
| 5-Year CAGR | 3.3% | 3.3% | N/A | 7.0% |
| Avg Rent | $1,729 | $1,729 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
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 84020 (Draper, 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 | $817,411 |
| Monthly Rent | $1,729 |
| Price-to-Rent | 39.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.7% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | -2.9% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.7%). 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 84020
Population: 50,159
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 84020
Schools in This ZIP Code
About Repit School Scores
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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
Does Draper, UT favor landlords or tenants?
Landlord-friendliness in Draper, UT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are tenants stable in Draper, UT?
Tenant quality in Draper, UT ranks as solid. Landlords generally report steady occupancy at market rents of $1,729/mo.
How expensive is real estate in Draper, UT?
Draper, UT home values average about $817K. That price point suits investors targeting rentals with $1,729/mo in monthly income.
Should investors consider Draper, UT?
Draper, UT scores 2.0/5 for investability. Home values sit at $817K and rents near $1,729/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How much do tenants pay in Draper, UT?
Draper, UT rentals go for roughly $1,729/mo a month. That puts gross yield in solid territory relative to $817K acquisition costs.
You know 84020 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84020 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 84020 ranks in Salt Lake City, UT
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