Real Estate Investing in Fillmore, Utah (84631)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84631 (Fillmore, 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: 11.8% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 34.0 — 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 Fillmore, UT (84631)?
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Market Analysis: 84631 Fillmore
ZIP 84631 inside Millard County looks affordable on the surface — median value of $356K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $873/mo on a $356K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84631 sits below the stated 0.0% once reality is priced in.
Put differently, 84631 offers a low basis, the region around Fillmore has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 84631 includes headwinds that any investor should price in. Income distribution skews lower than Fillmore averages, and tenant stability requires active management.
The 84631 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Fillmore:
Market Trends
Home Value History (with trend line)
📊 How Does 84631 Compare?
| Metric | 84631 | Fillmore | Utah |
|---|---|---|---|
| Home Value | $355,992 | $355,992 | $530,173 |
| 5-Year CAGR | 5.0% | 5.0% | 7.0% |
| Avg Rent | $873 | $873 | - |
| 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 84631 (Fillmore, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $355,992 |
| Monthly Rent | $873 |
| Price-to-Rent | 34.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +8.8% ▲ |
🏠 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 84631
Population: 3,072
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 84631
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
How much is rent in Fillmore, UT?
Average rent in Fillmore, UT is approximately $873/mo per month. Against $356K home values that yields a reasonable rent-to-price ratio.
How do landlord-tenant laws work in Fillmore, UT?
Landlord-friendliness in Fillmore, UT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is vacancy a concern in Fillmore, UT?
Occupancy in Fillmore, UT runs stable with elevated vacancy. Well-priced units at $873/mo lease on reasonable timelines.
Does a duplex house hack pencil in Fillmore, UT?
House hacking works a challenging in Fillmore, UT. Rents of $873/mo against $356K acquisition make the strategy solid for owner-occupants.
How does Fillmore, UT stack up for property investment?
The 3.0/5 investability rating in Fillmore, UT reflects its $356K prices and $873/mo rents. Investors generally consider it a solid option within UT.
You know 84631 now. You don’t know where it ranks.
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