Real Estate Investing in Mapleton, Utah (84664)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84664 (Mapleton, 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 28.6 — hard to cash-flow at these prices.
What’s happening in Mapleton, UT (84664)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84664 Mapleton
The 84664 ZIP covers a section of Mapleton that demands careful diligence. Prices near $721K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $721K asset, 84664 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Mapleton have seen price recovery that 84664 has not matched. Utah County data supports the view that the spread is structural rather than temporary.
The 84664 ZIP's population of 12,340 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
looks to 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 Mapleton:
Property Strategy for 84664
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $668,983 | $1,790 | 1.9% | +8.1% | $222,994 |
| 4BR | $733,764 | $2,160 | 2.1% | +7.4% | $183,441 |
| 5BR | $882,708 | — | — | +7.9% | $176,542 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84664 Compare?
| Metric | 84664 | Mapleton | Provo-Orem, UT | Utah |
|---|---|---|---|---|
| Home Value | $721,308 | $721,308 | N/A | $530,173 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 7.0% |
| Avg Rent | $2,100 | $2,100 | 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 84664 (Mapleton, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84664 (Mapleton, UT)?
~25 seconds · no account needed · your report is anonymous
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 | $721,308 |
| Monthly Rent | $2,100 |
| Price-to-Rent | 28.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | -1.8% ▼ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 84664
Population: 12,340
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 84664
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
Does Mapleton, UT make sense for an investment property?
Investors tracking Mapleton, UT will find a 3.0/5 rating supported by $721K median home values and $2,100/mo rents. That profile suits long-term holders targeting consistent returns.
How strong is the working-renter base in Mapleton, UT?
Working renters make up the core of the Mapleton, UT tenant base. The pool is reasonable for investors targeting long-term holds.
What is the rental occupancy rate in Mapleton, UT?
Mapleton, UT carries elevated vacancy risk. Expect predictable absorption at market rents of $2,100/mo.
Is Mapleton, UT good for house hacking?
House hacking works a challenging in Mapleton, UT. Rents of $2,100/mo against $721K acquisition make the strategy solid for owner-occupants.
Where do rents currently stand in Mapleton, UT?
Rents in Mapleton, UT run near $2,100/mo. Compared with median home prices of $721K that produces solid gross yields for typical rentals.
You know 84664 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84664 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 84664 ranks in Provo-Orem, UT
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 84664 (Mapleton)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 84664 (Mapleton, UT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.