Real Estate Investing in Kamas, Utah (84036)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84036 (Kamas, UT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 27.9% of homes vacant — above national norms.
What’s happening in Kamas, UT (84036)?
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Market Analysis: 84036 Kamas
This part of Wasatch County is not an easy win. The 84036 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $1.0M asset, 84036 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Kamas have seen price recovery that 84036 has not matched. Wasatch County data supports the view that the spread is structural rather than temporary.
From an investor standpoint, 8,781 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.
Strategy in 84036 is an operator game, not a passive one. On the rental side, entry prices of $1.0M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Kamas:
Property Strategy for 84036
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $1,068,489 | $2,160 | 1.5% | +10.5% | $356,163 |
| 4BR | $1,347,498 | $2,480 | 1.3% | +10.3% | $336,875 |
| 5BR | $1,900,674 | — | — | +10.7% | $380,135 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84036 Compare?
| Metric | 84036 | Kamas | Heber, UT | Utah |
|---|---|---|---|---|
| Home Value | $1,014,541 | $1,014,541 | N/A | $530,173 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 7.0% |
| Avg Rent | $3,939 | $3,939 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 84036 (Kamas, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,014,541 |
| Monthly Rent | $3,939 |
| Price-to-Rent | 21.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +8.7% ▲ |
🏠 Rent Trends
| 1-Year | +19.1% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 84036
Population: 8,781
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 84036
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 are vacancy rates like in Kamas, UT?
Expect elevated vacancy in Kamas, UT. Rents at $3,939/mo are absorbed by the tenant base without meaningful lag.
How do home values compare in Kamas, UT?
Kamas, UT home values average about $1.0M. That price point suits investors targeting rentals with $3,939/mo in monthly income.
What is the average monthly rent in Kamas, UT?
Average rent in Kamas, UT is approximately $3,939/mo per month. Against $1.0M home values that yields a reasonable rent-to-price ratio.
Are renters plentiful in Kamas, UT?
Tenant demand in Kamas, UT is solid. The local workforce $3,939/mo rents across most rental classes.
Should investors consider Kamas, UT?
Our data puts Kamas, UT at 3.0/5 for investability. Home prices of $1.0M and rents around $3,939/mo create a solid backdrop for investor activity.
You know 84036 now. You don’t know where it ranks.
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How 84036 ranks in Heber, UT
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