Real Estate Investing in Millville, Utah (84326)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84326 (Millville, UT)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High price-to-rent: Price-to-rent ratio 39.8 — 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 Millville, UT (84326)?
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Market Analysis: 84326 Millville
Investors eyeing 84326 need to respect the fundamentals at play. Home values of $554K come alongside slower price movement and elevated management overhead.
The investment case in 84326 is significant only for operators who understand what they are buying. A $554K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within UT, ZIP 84326 trails on several market indicators that neighboring Cache submarkets outperform. The gap is real and substantial enough to shape underwriting.
On balance, 2,041 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
New investors are better served looking at Millville's stable or hybrid ZIPs before stepping into 84326. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Millville:
Market Trends
Home Value History (with trend line)
📊 How Does 84326 Compare?
| Metric | 84326 | Millville | Utah |
|---|---|---|---|
| Home Value | $553,898 | $553,898 | $530,173 |
| 5-Year CAGR | N/A | N/A | 7.0% |
| Avg Rent | $1,161 | $1,161 | - |
| Cap Rate | 1.6% | 1.6% | - |
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 84326 (Millville, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $553,898 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 39.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 2.1% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (1.6%). 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 84326
Population: 2,041
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 84326
Schools in This ZIP Code
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
The Center for Creativity Innovation and Discovery
Providence School
Spring Creek Middle 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 8,690 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Millville, UT?
Expect median prices around $554K in Millville, UT. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
Is Millville, UT a smart market for rental property?
The 2.0/5 investability rating in Millville, UT reflects its $554K prices and $1,161/mo rents. Investors generally consider it a solid option within UT.
What is the renter demographic in Millville, UT?
Millville, UT offers a steady renter base at the $1,161/mo rent level. Tenant turnover is reasonable for well-managed properties.
How strict are landlord regulations in Millville, UT?
Millville, UT operates under UT law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
How high is vacancy risk in Millville, UT?
Vacancy risk in Millville, UT is elevated. That supports predictable cash flow for typical rental holds.
You know 84326 now. You don’t know where it ranks.
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