Real Estate Investing in Pleasant Grove, Utah (84062)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84062 (Pleasant Grove, 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 28.0 — hard to cash-flow at these prices.
What’s happening in Pleasant Grove, UT (84062)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84062 Pleasant Grove
This part of Utah County is not an easy win. The 84062 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 84062 is impressive only for operators who understand what they are buying. A $588K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In practical terms, 84062 offers a low basis, the region around Pleasant Grove 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 84062 includes headwinds that any investor should price in. Income distribution skews lower than Pleasant Grove averages, and tenant stability requires active management.
New investors are better served looking at Pleasant Grove's stable or hybrid ZIPs before stepping into 84062. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Pleasant Grove:
Property Strategy for 84062
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $419,873 | $1,580 | 2.7% | +5.1% | $209,937 |
| 3BR | $478,589 | $2,200 | 3.3% | +6.4% | $159,530 |
| 4BR | $588,453 | $2,650 | 3.2% | +7.2% | $147,113 |
| 5BR | $720,744 | — | — | +7.4% | $144,149 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84062 Compare?
| Metric | 84062 | Pleasant Grove | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $588,244 | $588,244 | N/A | $530,173 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 7.0% |
| Avg Rent | $1,754 | $1,754 | N/A | - |
| Cap Rate | 2.3% | 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 84062 (Pleasant Grove, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84062 (Pleasant Grove, UT)?
~25 seconds · no account needed · your report is anonymous
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 | $588,244 |
| Monthly Rent | $1,754 |
| Price-to-Rent | 28.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | -6.2% ▼ |
| 3-Year CAGR | 0.0% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). 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 84062
Population: 47,489
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 84062
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
Is rental property easy to operate in Pleasant Grove, UT?
The landlord environment in Pleasant Grove, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What does house hacking look like in Pleasant Grove, UT?
The a challenging house-hack environment in Pleasant Grove, UT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What are home prices like in Pleasant Grove, UT?
Median home price in Pleasant Grove, UT is near $588K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
Is Pleasant Grove, UT a good market for buy-and-hold investors?
Our data puts Pleasant Grove, UT at 3.0/5 for investability. Home prices of $588K and rents around $1,754/mo create a solid backdrop for investor activity.
Are renters plentiful in Pleasant Grove, UT?
Pleasant Grove, UT draws a measured base of working renters. Demand at the $1,754/mo rent level is reasonable for standard single-family and small multi rentals.
You know 84062 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84062 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.
How 84062 ranks in Provo-Orem, UT
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 84062 (Pleasant Grove)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 84062 (Pleasant Grove, UT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.