Real Estate Investing in Dutch John, Utah (84023)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84023 (Dutch John, UT)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 81.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 35.4 — hard to cash-flow at these prices.
- Lower household income: $37,375 median — tenant affordability is tighter.
• 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 Dutch John, UT (84023)?
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Market Analysis: 84023 Dutch John
Not every below-median market is a bargain. Dutch John's 84023 ZIP comes in at signals that favor experienced operators who can absorb the risk $390K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $390K asset, 84023 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within UT, ZIP 84023 trails on several market indicators that neighboring Daggett County submarkets outperform. The gap is real and notable enough to shape underwriting.
From a cash-flow lens, 84 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Distressed ZIPs reward experience. substantial returns are possible in 84023, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Dutch John:
Market Trends
Home Value History (with trend line)
📊 How Does 84023 Compare?
| Metric | 84023 | Dutch John | Utah |
|---|---|---|---|
| Home Value | $389,984 | $389,984 | $530,173 |
| 5-Year CAGR | N/A | N/A | 7.0% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 1.8% | 1.8% | - |
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84023 (Dutch John, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $389,984 |
| Monthly Rent | $918 |
| Price-to-Rent | 35.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 20.4% |
📈 Home Appreciation
| 1-Year | +18.5% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (7.0%) exceeds the estimated cap rate (1.8%). 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 84023
Population: 84
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 84023
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.
Frequently Asked Questions
What price range are homes in Dutch John, UT?
Expect median prices around $390K in Dutch John, UT. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Is Dutch John, UT good for landlords?
The landlord environment in Dutch John, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Can I live-in-and-rent in Dutch John, UT?
House hacking works a challenging in Dutch John, UT. Rents of $918/mo against $390K acquisition make the strategy solid for owner-occupants.
Do rentals sit vacant long in Dutch John, UT?
Vacancy in Dutch John, UT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $918/mo.
How much do tenants pay in Dutch John, UT?
Rental rates in Dutch John, UT average $918/mo. Tenant demand and $390K home values make the yield look reasonable by investor standards.
You know 84023 now. You don’t know where it ranks.
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