Real Estate Investing in Vineyard, Utah (84059)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84059 (Vineyard, UT)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Vineyard, UT (84059)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84059 Vineyard
Investors eyeing 84059 need to respect the fundamentals at play. Home values of $529K come alongside slower price movement and elevated management overhead.
On the rental side, the numbers look inviting — $529K purchase price, 0.0% nominal cap — the work to hit that pro forma in 84059 is substantial and deserves full respect.
Nearby ZIPs in Vineyard have seen price recovery that 84059 has not matched. Utah County data supports the view that the spread is structural rather than temporary.
The 84059 ZIP's population of 16,419 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The 84059 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Vineyard:
Property Strategy for 84059
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $434,686 | $2,590 | 4.3% | +5.1% | $144,895 |
| 4BR | $608,421 | $3,120 | 3.7% | — | $152,105 |
| 5BR | $785,182 | — | — | — | $157,036 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84059 Compare?
| Metric | 84059 | Vineyard | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $529,306 | $529,306 | N/A | $530,173 |
| 5-Year CAGR | 2.2% | 2.2% | N/A | 7.0% |
| Avg Rent | $1,803 | $1,803 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 84059 (Vineyard, UT). Anonymous, moderated, never written by AI.
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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 | $529,306 |
| Monthly Rent | $1,803 |
| Price-to-Rent | 24.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 4.8% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +2.2% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | -6.3% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 84059
Population: 16,419
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 84059
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Freedom Preparatory Academy - Vineyard
Lumen Scholar Institute
Elizabeth DeLong School of the Deaf
Aspen School
Bonneville School
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
Is real estate in Vineyard, UT a good investment right now?
Vineyard, UT rates 3.0/5 for investability. With median values at $529K and rents near $1,803/mo, the market offers reasonable fundamentals for rental investors.
What kind of tenants rent in Vineyard, UT?
Vineyard, UT offers a reliable renter base at the $1,803/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is the average monthly rent in Vineyard, UT?
Expect rents around $1,803/mo per month in Vineyard, UT. With home values at $529K, the yield math works out to reasonable levels for rental investors.
Is vacancy a concern in Vineyard, UT?
Rental vacancy in Vineyard, UT is elevated. Investors should budget normal turnover but not chronic empty units.
Is Vineyard, UT suited for a house hack?
The a challenging house-hack environment in Vineyard, UT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 84059 now. You don’t know where it ranks.
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How 84059 ranks in Provo-Orem, UT
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