Real Estate Investing in Helper, Utah (84526)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84526 (Helper, 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 vacancy: 29.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.2 — 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 Helper, UT (84526)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84526 Helper
ZIP 84526 inside Carbon County looks affordable on the surface — median value of $292K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 84526 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 84526 sits on the difficult end of the UT spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 84526 includes headwinds that any investor should price in. Income distribution skews lower than Helper averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 84526 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Helper:
Market Trends
Home Value History (with trend line)
📊 How Does 84526 Compare?
| Metric | 84526 | Helper | Price, UT | Utah |
|---|---|---|---|---|
| Home Value | $291,913 | $291,913 | N/A | $530,173 |
| 5-Year CAGR | 9.7% | 9.7% | N/A | 7.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84526 (Helper, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $291,913 |
| Monthly Rent | $927 |
| Price-to-Rent | 26.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 12.1% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +9.7% ▲ |
| 10-Year CAGR | +9.8% ▲ |
🏠 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 (2.5%). 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 84526
Population: 4,267
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 84526
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 is the typical home price in Helper, UT?
In Helper, UT the median home value sits at $292K. Against the broader UT market, that reads as reasonable for most investors.
What is the typical renter like in Helper, UT?
Helper, UT offers a measured renter base at the $927/mo rent level. Tenant turnover is reasonable for well-managed properties.
What are rental rates like in Helper, UT?
Average rent in Helper, UT is approximately $927/mo per month. Against $292K home values that yields a reasonable rent-to-price ratio.
What approach is best for Helper, UT real estate?
The best-fit strategy in Helper, UT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is UT a landlord-friendly state?
Landlord-friendliness in Helper, UT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 84526 now. You don’t know where it ranks.
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