Real Estate Investing in Spanish Fork, Utah (84660)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84660 (Spanish Fork, 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.
No major risk flags on the data we track.
What’s happening in Spanish Fork, UT (84660)?
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Market Analysis: 84660 Spanish Fork
Investors eyeing 84660 need to respect the fundamentals at play. Home values of $520K come alongside slower price movement and elevated management overhead.
From a cash-flow lens, the numbers look inviting — $520K purchase price, 0.0% nominal cap — the work to hit that pro forma in 84660 is substantial and deserves full respect.
The gap between 84660 and stronger Spanish Fork ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 84660 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 84660 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Spanish Fork:
Property Strategy for 84660
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $393,215 | $1,410 | 2.6% | +6.5% | $196,607 |
| 3BR | $462,598 | $1,960 | 3.1% | +6.6% | $154,199 |
| 4BR | $517,883 | $2,370 | 3.3% | +6.9% | $129,471 |
| 5BR | $621,241 | — | — | +7.4% | $124,248 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84660 Compare?
| Metric | 84660 | Spanish Fork | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $520,311 | $520,311 | N/A | $530,173 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 7.0% |
| Avg Rent | $2,187 | $2,187 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 84660 (Spanish Fork, 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 | $520,311 |
| Monthly Rent | $2,187 |
| Price-to-Rent | 19.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | +15.2% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 84660
Population: 47,004
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 84660
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
What kind of market is Spanish Fork, UT for investors?
Investors tracking Spanish Fork, UT will find a 3.0/5 rating supported by $520K median home values and $2,187/mo rents. That profile suits long-term holders targeting reliable returns.
How do experienced investors play Spanish Fork, UT?
The best-fit strategy in Spanish Fork, UT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What kind of tenants rent in Spanish Fork, UT?
Tenant quality in Spanish Fork, UT ranks as solid. Landlords generally report consistent occupancy at market rents of $2,187/mo.
Where do home prices stand in Spanish Fork, UT?
Spanish Fork, UT median home values land near $520K. That is reasonable territory for investors looking at $2,187/mo-per-month rentals.
Should investors worry about vacancy in Spanish Fork, UT?
Vacancy in Spanish Fork, UT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,187/mo.
You know 84660 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84660 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 84660 ranks in Provo-Orem, UT
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