Real Estate Investing in Springville, Utah (84663)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84663 (Springville, 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 25.7 — hard to cash-flow at these prices.
What’s happening in Springville, UT (84663)?
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Market Analysis: 84663 Springville
ZIP 84663 in Springville, UT carries a solid set of headwinds. Home values near $510K and rents of $1,655/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84663 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 84663 among UT's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
On balance, 35,889 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 84663 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Springville:
Property Strategy for 84663
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $369,542 | $1,480 | 2.9% | +6.9% | $184,771 |
| 3BR | $452,836 | $2,060 | 3.3% | +7.3% | $150,945 |
| 4BR | $524,989 | $2,480 | 3.4% | +7.3% | $131,247 |
| 5BR | $627,468 | — | — | +7.6% | $125,494 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84663 Compare?
| Metric | 84663 | Springville | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $510,193 | $510,193 | N/A | $530,173 |
| 5-Year CAGR | 3.4% | 3.4% | N/A | 7.0% |
| Avg Rent | $1,655 | $1,655 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 84663 (Springville, 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 | $510,193 |
| Monthly Rent | $1,655 |
| Price-to-Rent | 25.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 84663
Population: 35,889
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 84663
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
Where do home prices stand in Springville, UT?
Springville, UT home values average about $510K. That price point suits investors targeting rentals with $1,655/mo in monthly income.
How strong is Springville, UT for real estate investors?
Springville, UT rates 3.0/5 for investability. With median values at $510K and rents near $1,655/mo, the market offers reasonable fundamentals for rental investors.
Is Springville, UT better for rentals, flips, or BRRRR?
Springville, UT investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($510K prices, $1,655/mo rents) make it a reasonable choice.
Is Springville, UT good for landlords?
Springville, UT falls under UT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How viable is house hacking in Springville, UT?
House hacking in Springville, UT is a challenging. With home values around $510K and rents at $1,655/mo, owner-occupants can offset a meaningful share of PITI.
You know 84663 now. You don’t know where it ranks.
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How 84663 ranks in Provo-Orem, UT
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