Real Estate Investing in Monticello, Utah (84535)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84535 (Monticello, 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: 15.4% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Monticello, UT (84535)?
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Market Analysis: 84535 Monticello
Not every below-median market is a bargain. Monticello's 84535 ZIP reports signals that favor experienced operators who can absorb the risk $336K pricing implies.
Rent of $1,341/mo on a $336K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84535 sits below the stated 0.0% once reality is priced in.
In the broader UT picture, 84535 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 84535 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Monticello:
Market Trends
Home Value History (with trend line)
📊 How Does 84535 Compare?
| Metric | 84535 | Monticello | Utah |
|---|---|---|---|
| Home Value | $336,358 | $336,358 | $530,173 |
| 5-Year CAGR | 4.7% | 4.7% | 7.0% |
| Avg Rent | $1,341 | $1,341 | - |
| Cap Rate | 3.1% | 3.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84535 (Monticello, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $336,358 |
| Monthly Rent | $1,341 |
| Price-to-Rent | 20.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 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 (3.1%). 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 84535
Population: 2,669
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 84535
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
Do landlords face vacancy issues in Monticello, UT?
Monticello, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is housing expensive in Monticello, UT?
Typical homes in Monticello, UT go for around $336K. The 5-year CAGR of 0.0% consistent price movement.
Are rents high in Monticello, UT?
Rental rates in Monticello, UT average $1,341/mo. Tenant demand and $336K home values make the yield look reasonable by investor standards.
How strict are landlord regulations in Monticello, UT?
Monticello, UT falls under UT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How strong is Monticello, UT for real estate investors?
Investors tracking Monticello, UT will find a 3.0/5 rating supported by $336K median home values and $1,341/mo rents. That profile suits long-term holders targeting even-keeled returns.
You know 84535 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84535 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.
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