Real Estate Investing in Salina, Utah (84654)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84654 (Salina, 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 vacancy: 22.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.0 — 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 Salina, UT (84654)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84654 Salina
Not every below-median market is a bargain. Salina's 84654 ZIP reflects signals that favor experienced operators who can absorb the risk $316K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $316K asset, 84654 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 84654 among UT's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 84654 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
tilts 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 Salina:
Market Trends
Home Value History (with trend line)
📊 How Does 84654 Compare?
| Metric | 84654 | Salina | Utah |
|---|---|---|---|
| Home Value | $315,900 | $315,900 | $530,173 |
| 5-Year CAGR | 7.0% | 7.0% | 7.0% |
| Avg Rent | $1,053 | $1,053 | - |
| Cap Rate | 2.6% | 2.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84654 (Salina, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $315,900 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +10.4% ▲ |
🏠 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 (2.6%). 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 84654
Population: 2,551
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 84654
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 do home values compare in Salina, UT?
The median home value in Salina, UT is roughly $316K. That puts it reasonable relative to the UT statewide average.
What is the average monthly rent in Salina, UT?
Investors in Salina, UT typically see rents near $1,053/mo per month against $316K home values - a solid setup for rental cash flow.
What kind of tenants rent in Salina, UT?
Tenant demand in Salina, UT is solid. The local workforce $1,053/mo rents across most rental classes.
What is it like being a landlord in Salina, UT?
The landlord environment in Salina, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the typical vacancy rate in Salina, UT?
Expect elevated vacancy in Salina, UT. Rents at $1,053/mo are absorbed by the tenant base without meaningful lag.
You know 84654 now. You don’t know where it ranks.
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