Real Estate Investing in Herriman, Utah (84096)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84096 (Herriman, 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.
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
What’s happening in Herriman, UT (84096)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84096 Herriman
Investors eyeing 84096 need to respect the fundamentals at play. Home values of $601K come alongside slower price movement and elevated management overhead.
Rent of $1,981/mo on a $601K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84096 sits below the stated 0.0% once reality is priced in.
Within UT, ZIP 84096 trails on several market indicators that neighboring Salt Lake County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Demographically, 84096 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. sturdy returns are possible in 84096, 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 Herriman:
Property Strategy for 84096
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $402,273 | $2,120 | 3.8% | +4.8% | $201,136 |
| 3BR | $498,301 | $2,830 | 4.1% | +6.1% | $166,100 |
| 4BR | $635,338 | $3,230 | 3.7% | +7.0% | $158,834 |
| 5BR | $730,156 | — | — | +7.1% | $146,031 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84096 Compare?
| Metric | 84096 | Herriman | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $601,328 | $601,328 | N/A | $530,173 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 7.0% |
| Avg Rent | $1,981 | $1,981 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 84096 (Herriman, UT). Anonymous, moderated, never written by AI.
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Property managers serving Salt Lake 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
Intermountain Association Management (IAMHOA) is a Utah HOA management company providing professional services statewide. summary from their website
Nxt Property Management is Utah's premier third-party multifamily management company. 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 | $601,328 |
| Monthly Rent | $1,981 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | -1.3% ▼ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 84096
Population: 71,115
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 84096
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 584 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strict are landlord regulations in Herriman, UT?
Landlord-friendliness in Herriman, UT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does a duplex house hack pencil in Herriman, UT?
The house hack math a challenging in Herriman, UT. Owner-occupant buyers benefit from the $1,981/mo rents and $601K home values.
How do home values compare in Herriman, UT?
Expect median prices around $601K in Herriman, UT. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Is Herriman, UT better for rentals, flips, or BRRRR?
Most investors in Herriman, 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 tenant pool like in Herriman, UT?
The renter base in Herriman, UT is reasonable for the $1,981/mo price point. Screening well and pricing to market typically yields measured tenants.
You know 84096 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84096 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 84096 ranks in Salt Lake City, UT
Every ZIP in this metro, ranked. Free.
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