Real Estate Investing in Goshen, Utah (84633)
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Should you buy in 84633 (Goshen, UT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High price-to-rent: Price-to-rent ratio 34.0 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Goshen, UT (84633)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84633 Goshen
ZIP 84633 in Goshen, UT carries a impressive set of headwinds. Home values near $455K and rents of $1,116/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84633 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader UT picture, 84633 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 84633 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. substantial returns are possible in 84633, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Goshen:
Market Trends
Home Value History (with trend line)
📊 How Does 84633 Compare?
| Metric | 84633 | Goshen | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $455,464 | $455,464 | N/A | $530,173 |
| 5-Year CAGR | N/A | N/A | N/A | 7.0% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84633 (Goshen, UT). Anonymous, moderated, never written by AI.
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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 | $455,464 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 34.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 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 (1.9%). 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 84633
Population: 833
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 84633
Schools in This ZIP Code
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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 does house hacking look like in Goshen, UT?
The a challenging house-hack environment in Goshen, UT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the tenant pool like in Goshen, UT?
The tenant pool in Goshen, UT is solid, supported by local employment and population fundamentals. Rents of $1,116/mo are well-absorbed by the market.
Is UT a landlord-friendly state?
Landlord-friendliness in Goshen, UT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is real estate in Goshen, UT a good investment right now?
Goshen, UT scores 2.0/5 for investability. Home values sit at $455K and rents near $1,116/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How much should I expect to pay for a home in Goshen, UT?
Expect median prices around $455K in Goshen, UT. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
You know 84633 now. You don’t know where it ranks.
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How 84633 ranks in Provo-Orem, UT
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