Real Estate Investing in Manila, Utah (84046)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84046 (Manila, 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: 78.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 29.6 — 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 Manila, UT (84046)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84046 Manila
The 84046 ZIP covers a section of Manila that demands careful diligence. Prices near $368K look accessible, but the work to make a deal cash flow is real.
From an investor standpoint, the numbers look inviting — $368K purchase price, 0.0% nominal cap — the work to hit that pro forma in 84046 is substantial and deserves full respect.
In the broader UT picture, 84046 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 84046 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Manila's stable or hybrid ZIPs before stepping into 84046. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Manila:
Market Trends
Home Value History (with trend line)
📊 How Does 84046 Compare?
| Metric | 84046 | Manila | Utah |
|---|---|---|---|
| Home Value | $367,655 | $367,655 | $530,173 |
| 5-Year CAGR | N/A | N/A | 7.0% |
| Avg Rent | $1,035 | $1,035 | - |
| Cap Rate | 2.2% | 2.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84046 (Manila, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $367,655 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 29.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 13.7% |
📈 Home Appreciation
| 1-Year | +11.5% ▲ |
| 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 (6.8%) exceeds the estimated cap rate (2.2%). 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 84046
Population: 651
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 84046
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 is the typical home price in Manila, UT?
The median home value in Manila, UT is roughly $368K. That puts it reasonable relative to the UT statewide average.
Is Manila in UT worth investing in?
Manila, UT rates 2.0/5 for investability. With median values at $368K and rents near $1,035/mo, the market offers reasonable fundamentals for rental investors.
Do landlords face vacancy issues in Manila, UT?
Occupancy in Manila, UT runs consistent with elevated vacancy. Well-priced units at $1,035/mo lease on reasonable timelines.
Is Manila, UT landlord-friendly?
The landlord environment in Manila, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Does a duplex house hack pencil in Manila, UT?
House hacking works a challenging in Manila, UT. Rents of $1,035/mo against $368K acquisition make the strategy solid for owner-occupants.
You know 84046 now. You don’t know where it ranks.
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