Real Estate Investing in Aurora, Utah (84620)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84620 (Aurora, 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.
- High vacancy: 14.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 33.0 — 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 Aurora, UT (84620)?
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Market Analysis: 84620 Aurora
The 84620 ZIP covers a section of Aurora that demands careful diligence. Prices near $346K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84620 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader UT picture, 84620 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 84620 includes headwinds that any investor should price in. Income distribution skews lower than Aurora averages, and tenant stability requires active management.
Strategically, 84620 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Aurora:
Market Trends
Home Value History (with trend line)
📊 How Does 84620 Compare?
| Metric | 84620 | Aurora | Utah |
|---|---|---|---|
| Home Value | $345,844 | $345,844 | $530,173 |
| 5-Year CAGR | N/A | N/A | 7.0% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.0% | 2.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84620 (Aurora, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $345,844 |
| Monthly Rent | $873 |
| Price-to-Rent | 33.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 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 (2.0%). 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 84620
Population: 1,061
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
Frequently Asked Questions
How much does a house cost in Aurora, UT?
In Aurora, UT the median home value sits at $346K. Against the broader UT market, that reads as reasonable for most investors.
Are renters plentiful in Aurora, UT?
Aurora, UT draws a even-keeled base of working renters. Demand at the $873/mo rent level is reasonable for standard single-family and small multi rentals.
What investment strategy works best in Aurora, UT?
Most investors in Aurora, UT run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
How viable is house hacking in Aurora, UT?
House hacking in Aurora, UT is a challenging. With home values around $346K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
How does Aurora, UT stack up for property investment?
Yes - Aurora, UT a 2.0/5 investability score. With $346K home prices against $873/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 84620 now. You don’t know where it ranks.
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