Real Estate Investing in Salem, Utah (84653)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84653 (Salem, 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 price-to-rent: Price-to-rent ratio 28.2 — hard to cash-flow at these prices.
What’s happening in Salem, UT (84653)?
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Market Analysis: 84653 Salem
This part of Utah County is not an easy win. The 84653 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,900/mo on a $643K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84653 sits below the stated 0.0% once reality is priced in.
Regionally, 84653 sits on the difficult end of the UT spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 84653 includes headwinds that any investor should price in. Income distribution skews lower than Salem averages, and tenant stability requires active management.
Distressed ZIPs reward experience. solid returns are possible in 84653, 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 Salem:
Property Strategy for 84653
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $592,965 | $2,160 | 2.6% | +7.7% | $197,655 |
| 4BR | $695,862 | $2,600 | 2.7% | +8.1% | $173,966 |
| 5BR | $785,358 | — | — | +7.8% | $157,072 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84653 Compare?
| Metric | 84653 | Salem | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $643,427 | $643,427 | N/A | $530,173 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 7.0% |
| Avg Rent | $1,900 | $1,900 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84653 (Salem, 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 | $643,427 |
| Monthly Rent | $1,900 |
| Price-to-Rent | 28.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (2.3%). 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 84653
Population: 11,531
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 84653
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What are vacancy rates like in Salem, UT?
Salem, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How qualified is the tenant pool in Salem, UT?
Tenant demand in Salem, UT is solid. The local workforce $1,900/mo rents across most rental classes.
Is Salem, UT a smart market for rental property?
Salem, UT scores 3.0/5 for investability. Home values sit at $643K and rents near $1,900/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Salem, UT a friendly market for rental owners?
UT law landlord-friendly for landlords, and Salem inherits those rules. Investors should still review local ordinances for rental licensing.
What are rental rates like in Salem, UT?
Investors in Salem, UT typically see rents near $1,900/mo per month against $643K home values - a solid setup for rental cash flow.
You know 84653 now. You don’t know where it ranks.
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How 84653 ranks in Provo-Orem, UT
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