Real Estate Investing in Stockton, Utah (84071)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84071 (Stockton, UT)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 53.5 — 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 Stockton, UT (84071)?
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Market Analysis: 84071 Stockton
ZIP 84071 in Stockton, UT carries a significant set of headwinds. Home values near $630K and rents of $981/mo sit inside a market where underwriting has to be tight.
The 84071 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within UT, ZIP 84071 trails on several market indicators that neighboring Tooele submarkets outperform. The gap is real and impressive enough to shape underwriting.
The 84071 ZIP's population of 2,339 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Distressed ZIPs reward experience. sturdy returns are possible in 84071, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Stockton:
Market Trends
Home Value History (with trend line)
📊 How Does 84071 Compare?
| Metric | 84071 | Stockton | Utah |
|---|---|---|---|
| Home Value | $629,698 | $629,698 | $530,173 |
| 5-Year CAGR | 5.9% | 5.9% | 7.0% |
| Avg Rent | $981 | $981 | - |
| Cap Rate | 1.2% | 1.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84071 (Stockton, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $629,698 |
| Monthly Rent | $981 |
| Price-to-Rent | 53.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.9% |
| Cap Rate | 1.2% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +9.3% ▲ |
🏠 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 (1.2%). 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 84071
Population: 2,339
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
🎓 Nearby Colleges & Universities
Investor Insight: With 584 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do rentals go for in Stockton, UT?
Rent in Stockton, UT is around $981/mo. The resulting rent-to-value relationship with $630K pricing is reasonable for most investor models.
How high is vacancy risk in Stockton, UT?
Occupancy in Stockton, UT runs stable with elevated vacancy. Well-priced units at $981/mo lease on reasonable timelines.
Does Stockton, UT make sense for an investment property?
Investors tracking Stockton, UT will find a 3.0/5 rating supported by $630K median home values and $981/mo rents. That profile suits long-term holders targeting predictable returns.
How should investors approach Stockton, UT?
The best-fit strategy in Stockton, UT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How expensive is real estate in Stockton, UT?
Expect median prices around $630K in Stockton, UT. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
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