Real Estate Investing in Provo, Utah (84601)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84601 (Provo, 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 price-to-rent: Price-to-rent ratio 25.8 — hard to cash-flow at these prices.
What’s happening in Provo, UT (84601)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84601 Provo
ZIP 84601 inside Utah County looks affordable on the surface — median value of $450K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 84601 can be a worth a close look for hunting ground — but the discount at $450K reflects genuine risk that outside investors often underestimate.
Within UT, ZIP 84601 trails on several market indicators that neighboring Utah County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
A robust renter share of 56% in 84601 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
seems to 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 Provo:
Property Strategy for 84601
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $325,356 | $1,330 | 2.9% | +7.3% | $162,678 |
| 3BR | $434,824 | $1,850 | 3.1% | +7.3% | $144,941 |
| 4BR | $493,656 | $2,230 | 3.3% | +7.5% | $123,414 |
| 5BR | $587,791 | — | — | +7.4% | $117,558 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84601 Compare?
| Metric | 84601 | Provo | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $450,467 | $372,336 | N/A | $530,173 |
| 5-Year CAGR | 3.5% | 3.6% | N/A | 7.0% |
| Avg Rent | $1,454 | $1,637 | N/A | - |
| Cap Rate | 2.5% | 2.6% | - | - |
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 84601 (Provo, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84601 (Provo, UT)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Utah County
Manage rentals here? List your business →ICO Property Management constructs and oversees luxury Utah apartment communities, crafting enriching lifestyle experiences for residents across 17 locations along the Wasatch Front. summary from their website
Property Management Inc. offers residential, association, short-term, commercial, and multifamily property management services. summary from their website
Incline Property Management provides reliable property care for homeowners and investors, handling tenant screening, rent collection, maintenance, and delinquency resolution. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $450,467 |
| Monthly Rent | $1,454 |
| Price-to-Rent | 25.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 Rent Trends
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 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 84601
Population: 32,871
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 84601
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What strategy should investors use in Provo, UT?
A careful cash-flow rentals with hands-on management strategy Provo, UT best. The market produces measured results for that approach at the $450K price point.
Do landlords face vacancy issues in Provo, UT?
Expect elevated vacancy in Provo, UT. Rents at $1,454/mo are absorbed by the tenant base without meaningful lag.
What are home prices like in Provo, UT?
Median home price in Provo, UT is near $450K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
Are eviction rules reasonable in Provo, UT?
Provo, UT falls under UT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the average monthly rent in Provo, UT?
Rent in Provo, UT is around $1,454/mo. The resulting rent-to-value relationship with $450K pricing is reasonable for most investor models.
You know 84601 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84601 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.
How 84601 ranks in Provo-Orem, UT
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 84601 (Provo)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 84601 (Provo, UT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.