Real Estate Investing in Blanding, Utah (84511)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84511 (Blanding, 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: 13.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.7 — 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 Blanding, UT (84511)?
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Market Analysis: 84511 Blanding
ZIP 84511 inside San Juan County looks affordable on the surface — median value of $340K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84511 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Meanwhile, 84511 offers a low basis, the region around Blanding has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Meanwhile, 4,248 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.
The 84511 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Blanding:
Market Trends
Home Value History (with trend line)
📊 How Does 84511 Compare?
| Metric | 84511 | Blanding | Utah |
|---|---|---|---|
| Home Value | $339,622 | $339,622 | $530,173 |
| 5-Year CAGR | 5.3% | 5.3% | 7.0% |
| Avg Rent | $1,062 | $1,062 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84511 (Blanding, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $339,622 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 26.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.4% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (2.4%). 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 84511
Population: 4,248
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 84511
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 best play in Blanding, UT?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Blanding, UT. The numbers - $340K homes against $1,062/mo rents - support that play.
Is rental property easy to operate in Blanding, UT?
UT ranks as a landlord-friendly state for landlord-tenant law. Blanding generally follows the statewide framework, so landlords face reasonable operating rules.
What do landlords charge for rent in Blanding, UT?
The typical rental in Blanding, UT commands about $1,062/mo monthly. That rent profile reliable cash flow against the $340K purchase basis.
Can I house hack in Blanding, UT?
The house hack math a challenging in Blanding, UT. Owner-occupant buyers benefit from the $1,062/mo rents and $340K home values.
Does Blanding, UT make sense for an investment property?
Yes - Blanding, UT a 3.0/5 investability score. With $340K home prices against $1,062/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 84511 now. You don’t know where it ranks.
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