Real Estate Investing in Mount Pleasant, Utah (84647)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84647 (Mount Pleasant, 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.
- Elevated vacancy: 11.7% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.4 — 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 Mount Pleasant, UT (84647)?
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Market Analysis: 84647 Mount Pleasant
Investors eyeing 84647 need to respect the fundamentals at play. Home values of $400K come alongside slower price movement and elevated management overhead.
Rent of $1,314/mo on a $400K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84647 sits below the stated 0.0% once reality is priced in.
ZIP 84647's metrics run below Sanpete County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 84647 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 84647 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 Mount Pleasant:
Market Trends
Home Value History (with trend line)
📊 How Does 84647 Compare?
| Metric | 84647 | Mount Pleasant | Utah |
|---|---|---|---|
| Home Value | $400,116 | $400,116 | $530,173 |
| 5-Year CAGR | 7.0% | 7.0% | 7.0% |
| Avg Rent | $1,314 | $1,314 | - |
| Cap Rate | 2.6% | 2.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84647 (Mount Pleasant, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $400,116 |
| Monthly Rent | $1,314 |
| Price-to-Rent | 25.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +10.6% ▲ |
🏠 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 (2.6%). 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 84647
Population: 4,578
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 84647
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
Investor Insight: With 4,129 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How high is vacancy risk in Mount Pleasant, UT?
Mount Pleasant, UT sees elevated vacancy, which is reasonable relative to the broader UT rental market.
What price range are homes in Mount Pleasant, UT?
In Mount Pleasant, UT the median home value sits at $400K. Against the broader UT market, that reads as reasonable for most investors.
Is Mount Pleasant, UT a good market for buy-and-hold investors?
Mount Pleasant, UT rates 3.0/5 for investability. With median values at $400K and rents near $1,314/mo, the market offers reasonable fundamentals for rental investors.
How do landlord-tenant laws work in Mount Pleasant, UT?
The landlord environment in Mount Pleasant, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What do landlords charge for rent in Mount Pleasant, UT?
The typical rental in Mount Pleasant, UT commands about $1,314/mo monthly. That rent profile even-keeled cash flow against the $400K purchase basis.
You know 84647 now. You don’t know where it ranks.
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