Real Estate Investing in Hinckley, Utah (84635)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84635 (Hinckley, UT)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.3% of homes vacant — above national norms.
• 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 Hinckley, UT (84635)?
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Market Analysis: 84635 Hinckley
On balance, ZIP 84635 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $293K median. It rewards specialists, not generalists.
Put differently, the numbers look inviting — $293K purchase price, 0.0% nominal cap — the work to hit that pro forma in 84635 is substantial and deserves full respect.
Stepping back, 84635 offers a low basis, the region around Hinckley has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 84635 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
trends toward 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 Hinckley:
Market Trends
Home Value History (with trend line)
📊 How Does 84635 Compare?
| Metric | 84635 | Hinckley | Utah |
|---|---|---|---|
| Home Value | $293,428 | $293,428 | $530,173 |
| 5-Year CAGR | 6.0% | 6.0% | 7.0% |
| Avg Rent | $1,017 | $1,017 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84635 (Hinckley, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $293,428 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 24.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 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 (2.7%). 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 84635
Population: 897
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
What is the rental occupancy rate in Hinckley, UT?
Hinckley, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What are home prices like in Hinckley, UT?
Median home price in Hinckley, UT is near $293K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
Is Hinckley, UT a good place for real estate investing?
Hinckley, UT shows an investability rating of 3.0/5, with median home values near $293K and average rents around $1,017/mo. That combination puts it in the impressive tier for investor interest.
Is Hinckley, UT good for house hacking?
House hacking in Hinckley, UT is a challenging. With home values around $293K and rents at $1,017/mo, owner-occupants can offset a meaningful share of PITI.
How much is rent in Hinckley, UT?
Rents in Hinckley, UT run near $1,017/mo. Compared with median home prices of $293K that produces solid gross yields for typical rentals.
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