Real Estate Investing in Santaquin, Utah (84655)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84655 (Santaquin, UT)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 Santaquin, UT (84655)?
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Market Analysis: 84655 Santaquin
The 84655 ZIP covers a section of Santaquin that demands careful diligence. Prices near $509K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 84655 can be a a viable market for hunting ground — but the discount at $509K reflects genuine risk that outside investors often underestimate.
In the broader UT picture, 84655 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 84655 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. resilient returns are possible in 84655, 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 Santaquin:
Property Strategy for 84655
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $439,503 | $1,290 | 2.1% | — | $219,752 |
| 3BR | $479,192 | $1,790 | 2.7% | +6.9% | $159,731 |
| 4BR | $518,350 | $2,160 | 3.0% | +6.5% | $129,588 |
| 5BR | $575,777 | — | — | +7.0% | $115,155 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84655 Compare?
| Metric | 84655 | Santaquin | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $509,045 | $509,045 | N/A | $530,173 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 7.0% |
| Avg Rent | $1,506 | $1,506 | 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 84655 (Santaquin, 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 | $509,045 |
| Monthly Rent | $1,506 |
| Price-to-Rent | 28.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (2.3%). 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 84655
Population: 17,157
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 84655
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 kind of market is Santaquin, UT for investors?
Investors tracking Santaquin, UT will find a 3.0/5 rating supported by $509K median home values and $1,506/mo rents. That profile suits long-term holders targeting predictable returns.
What price range are homes in Santaquin, UT?
Median home price in Santaquin, UT is near $509K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
What is the rental occupancy rate in Santaquin, UT?
Occupancy in Santaquin, UT runs predictable with elevated vacancy. Well-priced units at $1,506/mo lease on reasonable timelines.
Are eviction rules reasonable in Santaquin, UT?
For rental operators, Santaquin, UT rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Is Santaquin, UT better for rentals, flips, or BRRRR?
Santaquin, UT investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($509K prices, $1,506/mo rents) make it a reasonable choice.
You know 84655 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84655 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 84655 ranks in Provo-Orem, UT
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