Real Estate Investing in Nephi, Utah (84648)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84648 (Nephi, 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 34.7 — 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 Nephi, UT (84648)?
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Market Analysis: 84648 Nephi
Not every below-median market is a bargain. Nephi's 84648 ZIP reflects signals that favor experienced operators who can absorb the risk $457K pricing implies.
The investment case in 84648 is notable only for operators who understand what they are buying. A $457K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 84648 among UT's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 84648 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 84648 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 Nephi:
Market Trends
Home Value History (with trend line)
📊 How Does 84648 Compare?
| Metric | 84648 | Nephi | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $456,650 | $456,650 | N/A | $530,173 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 7.0% |
| Avg Rent | $1,098 | $1,098 | 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 84648 (Nephi, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $456,650 |
| Monthly Rent | $1,098 |
| Price-to-Rent | 34.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 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 (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 84648
Population: 7,289
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 84648
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
Is housing expensive in Nephi, UT?
Nephi, UT median home values land near $457K. That is reasonable territory for investors looking at $1,098/mo-per-month rentals.
What kind of vacancy should I budget for in Nephi, UT?
Occupancy in Nephi, UT runs even-keeled with elevated vacancy. Well-priced units at $1,098/mo lease on reasonable timelines.
How does Nephi, UT rate as a rental market?
Nephi, UT scores 2.0/5 for investability. Home values sit at $457K and rents near $1,098/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What approach is best for Nephi, UT real estate?
The best-fit strategy in Nephi, UT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How deep is the rental pool in Nephi, UT?
Expect a solid tenant pool in Nephi, UT. The rental market absorbs $1,098/mo rents without meaningful friction.
You know 84648 now. You don’t know where it ranks.
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