Real Estate Investing in Cedar City, Utah (84720)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84720 (Cedar City, 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.
- Elevated vacancy: 8.0% vacancy may signal weakening demand.
What’s happening in Cedar City, UT (84720)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84720 Cedar City
ZIP 84720 in Cedar City, UT carries a durable set of headwinds. Home values near $434K and rents of $1,466/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 84720 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within UT, ZIP 84720 trails on several market indicators that neighboring Iron County submarkets outperform. The gap is real and notable enough to shape underwriting.
Resident income in 84720 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
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 Cedar City:
Property Strategy for 84720
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $282,044 | $1,340 | 3.4% | +5.8% | $141,022 |
| 3BR | $366,185 | $1,780 | 3.5% | +7.9% | $122,062 |
| 4BR | $432,060 | $2,250 | 3.7% | +7.6% | $108,015 |
| 5BR | $549,071 | — | — | +8.2% | $109,814 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84720 Compare?
| Metric | 84720 | Cedar City | Cedar City, UT | Utah |
|---|---|---|---|---|
| Home Value | $434,397 | $429,404 | N/A | $530,173 |
| 5-Year CAGR | 3.8% | 4.2% | N/A | 7.0% |
| Avg Rent | $1,466 | $1,481 | N/A | - |
| Cap Rate | 2.6% | 2.7% | - | - |
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 84720 (Cedar City, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84720 (Cedar City, UT)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Iron County
Manage rentals here? List your business →Cedar City Property Management provides property management services. summary from their website
Real Property Management Cedar City is a property management company in Cedar City, UT. 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 | $434,397 |
| Monthly Rent | $1,466 |
| Price-to-Rent | 24.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 Rent Trends
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 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 84720
Population: 24,323
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 84720
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
Investor Insight: With 6,268 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How high is vacancy risk in Cedar City, UT?
Cedar City, UT carries elevated vacancy risk. Expect measured absorption at market rents of $1,466/mo.
Is Cedar City, UT good for landlords?
For rental operators, Cedar City, UT rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the tenant pool like in Cedar City, UT?
The tenant pool in Cedar City, UT is solid, supported by local employment and population fundamentals. Rents of $1,466/mo are well-absorbed by the market.
Can I house hack in Cedar City, UT?
Cedar City, UT offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,466/mo rent level.
How much does a house cost in Cedar City, UT?
Homes in Cedar City, UT typically sell near $434K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
You know 84720 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84720 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 84720 ranks in Cedar City, UT
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 84720 (Cedar City)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 84720 (Cedar City, UT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.