Real Estate Investing in Orem, Utah (84058)
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Should you buy in 84058 (Orem, 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 price-to-rent: Price-to-rent ratio 26.8 — hard to cash-flow at these prices.
What’s happening in Orem, UT (84058)?
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Market Analysis: 84058 Orem
The 84058 ZIP in Orem, UT is a local-operator market. Outside capital chasing a $490K entry has to pair deep knowledge with the discount.
The investment case in 84058 is significant only for operators who understand what they are buying. A $490K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Meanwhile, 84058 offers a low basis, the region around Orem 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 84058 includes headwinds that any investor should price in. Income distribution skews lower than Orem averages, and tenant stability requires active management.
Strategy in 84058 is an operator game, not a passive one. On the rental side, entry prices of $490K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Orem:
Property Strategy for 84058
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $293,135 | $1,470 | 3.6% | +6.7% | $146,567 |
| 3BR | $454,910 | $2,040 | 3.2% | +6.4% | $151,637 |
| 4BR | $522,384 | $2,470 | 3.4% | +6.5% | $130,596 |
| 5BR | $641,038 | — | — | +7.1% | $128,208 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84058 Compare?
| Metric | 84058 | Orem | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $490,192 | $522,307 | N/A | $530,173 |
| 5-Year CAGR | 2.8% | 3.4% | N/A | 7.0% |
| Avg Rent | $1,522 | $1,534 | N/A | - |
| Cap Rate | 2.4% | 2.3% | - | - |
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 84058 (Orem, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84058 (Orem, UT)?
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Property managers serving Utah 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
Property Management Inc. offers residential, association, short-term, commercial, and multifamily property management services. summary from their website
Incline Property Management provides reliable property care for homeowners and investors, handling tenant screening, rent collection, maintenance, and delinquency resolution. 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 | $490,192 |
| Monthly Rent | $1,522 |
| Price-to-Rent | 26.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | -4.1% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +2.1% ▲ |
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 84058
Population: 34,706
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 84058
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 17,503 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How should investors approach Orem, UT?
Most investors in Orem, UT run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the typical renter like in Orem, UT?
Orem, UT offers a stable renter base at the $1,522/mo rent level. Tenant turnover is reasonable for well-managed properties.
How much does a house cost in Orem, UT?
In Orem, UT the median home value sits at $490K. Against the broader UT market, that reads as reasonable for most investors.
Is Orem, UT good for house hacking?
House hacking in Orem, UT is a challenging. With home values around $490K and rents at $1,522/mo, owner-occupants can offset a meaningful share of PITI.
How does Orem, UT stack up for property investment?
Yes - Orem, UT a 3.0/5 investability score. With $490K home prices against $1,522/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 84058 now. You don’t know where it ranks.
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How 84058 ranks in Provo-Orem, UT
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