Real Estate Investing in Ferron, Utah (84523)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84523 (Ferron, 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.
- Elevated vacancy: 8.7% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 31.0 — 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 Ferron, UT (84523)?
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Market Analysis: 84523 Ferron
On balance, ZIP 84523 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $325K median. It rewards specialists, not generalists.
The investment case in 84523 is durable only for operators who understand what they are buying. A $325K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
From an investor standpoint, 84523 offers a low basis, the region around Ferron has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 84523 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 84523 is an operator game, not a passive one. From an investor standpoint, entry prices of $325K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Ferron:
Market Trends
Home Value History (with trend line)
📊 How Does 84523 Compare?
| Metric | 84523 | Ferron | Utah |
|---|---|---|---|
| Home Value | $324,506 | $324,506 | $530,173 |
| 5-Year CAGR | N/A | N/A | 7.0% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.1% | 2.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84523 (Ferron, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $324,506 |
| Monthly Rent | $873 |
| Price-to-Rent | 31.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 12.6% |
📈 Home Appreciation
| 1-Year | +10.5% ▲ |
| 3-Year CAGR | N/A |
| 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 (2.1%). 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 84523
Population: 1,569
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 84523
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.
Frequently Asked Questions
What kind of market is Ferron, UT for investors?
Ferron, UT rates 2.0/5 for investability. With median values at $325K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
What is the average monthly rent in Ferron, UT?
The typical rental in Ferron, UT commands about $873/mo monthly. That rent profile stable cash flow against the $325K purchase basis.
Do landlords face vacancy issues in Ferron, UT?
Occupancy in Ferron, UT runs reliable with elevated vacancy. Well-priced units at $873/mo lease on reasonable timelines.
What is the typical renter like in Ferron, UT?
The renter base in Ferron, UT is reasonable for the $873/mo price point. Screening well and pricing to market typically yields steady tenants.
Is housing expensive in Ferron, UT?
Typical homes in Ferron, UT go for around $325K. The 5-year CAGR of 0.0% reliable price movement.
You know 84523 now. You don’t know where it ranks.
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