Real Estate Investing in Delta, Utah (84624)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84624 (Delta, 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: 15.2% 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 Delta, UT (84624)?
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Market Analysis: 84624 Delta
ZIP 84624 in Delta, UT carries a resilient set of headwinds. Home values near $351K and rents of $1,098/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 84624 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within UT, ZIP 84624 trails on several market indicators that neighboring Millard County submarkets outperform. The gap is real and robust enough to shape underwriting.
Who lives in 84624 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 84624 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Delta:
Market Trends
Home Value History (with trend line)
📊 How Does 84624 Compare?
| Metric | 84624 | Delta | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $351,412 | $351,412 | N/A | $530,173 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 7.0% |
| Avg Rent | $1,098 | $1,098 | N/A | - |
| 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 84624 (Delta, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $351,412 |
| Monthly Rent | $1,098 |
| Price-to-Rent | 26.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.4% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 84624
Population: 5,956
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 84624
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 strategy should investors use in Delta, UT?
In Delta, UT the significant play is typically careful cash-flow rentals with hands-on management. The combination of $351K prices and $1,098/mo rents suits that approach.
Are tenants stable in Delta, UT?
Expect a solid tenant pool in Delta, UT. The rental market absorbs $1,098/mo rents without meaningful friction.
How strong are rents in Delta, UT?
Rent in Delta, UT is around $1,098/mo. The resulting rent-to-value relationship with $351K pricing is reasonable for most investor models.
What are vacancy rates like in Delta, UT?
Vacancy risk in Delta, UT is elevated. That supports measured cash flow for typical rental holds.
How viable is house hacking in Delta, UT?
Delta, UT is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $351K price point reasonable to enter.
You know 84624 now. You don’t know where it ranks.
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