Real Estate Investing in Duchesne, Utah (84021)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84021 (Duchesne, 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: 36.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Duchesne, UT (84021)?
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Market Analysis: 84021 Duchesne
The 84021 ZIP covers a section of Duchesne that demands careful diligence. Prices near $348K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84021 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within UT, ZIP 84021 trails on several market indicators that neighboring Duchesne County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Employment concentration in 84021 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Duchesne's stable or hybrid ZIPs before stepping into 84021. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Duchesne:
Market Trends
Home Value History (with trend line)
📊 How Does 84021 Compare?
| Metric | 84021 | Duchesne | Utah |
|---|---|---|---|
| Home Value | $347,634 | $347,634 | $530,173 |
| 5-Year CAGR | 8.6% | 8.6% | 7.0% |
| Avg Rent | $1,071 | $1,071 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84021 (Duchesne, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $347,634 |
| Monthly Rent | $1,071 |
| Price-to-Rent | 27.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +8.6% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (2.4%). 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 84021
Population: 3,127
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 84021
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
How does Duchesne, UT rate as a rental market?
Investors tracking Duchesne, UT will find a 3.0/5 rating supported by $348K median home values and $1,071/mo rents. That profile suits long-term holders targeting measured returns.
How much is rent in Duchesne, UT?
Rental rates in Duchesne, UT average $1,071/mo. Tenant demand and $348K home values make the yield look reasonable by investor standards.
Is Duchesne, UT good for landlords?
Rental owners in Duchesne, UT deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the best play in Duchesne, UT?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Duchesne, UT. The numbers - $348K homes against $1,071/mo rents - support that play.
Can owner-occupants cash flow in Duchesne, UT?
House hacking in Duchesne, UT is a challenging. With home values around $348K and rents at $1,071/mo, owner-occupants can offset a meaningful share of PITI.
You know 84021 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84021 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.
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