Real Estate Investing in Cedar City, Utah (84721)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84721 (Cedar City, 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 Cedar City, UT (84721)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84721 Cedar City
The 84721 ZIP in Cedar City, UT is a local-operator market. Outside capital chasing a $424K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $424K asset, 84721 is the wrong submarket. If the plan prices in friction, the yield can still work.
Stepping back, 84721 offers a low basis, the region around Cedar City has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Put differently, 29,635 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.
The 84721 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Cedar City:
Property Strategy for 84721
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $265,745 | $1,160 | 3.1% | +7.8% | $132,872 |
| 3BR | $349,901 | $1,610 | 3.3% | +7.8% | $116,634 |
| 4BR | $437,423 | $1,950 | 3.2% | +9.1% | $109,356 |
| 5BR | $523,007 | — | — | +8.4% | $104,601 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84721 Compare?
| Metric | 84721 | Cedar City | Cedar City, UT | Utah |
|---|---|---|---|---|
| Home Value | $424,411 | $429,404 | N/A | $530,173 |
| 5-Year CAGR | 4.6% | 4.2% | N/A | 7.0% |
| Avg Rent | $1,496 | $1,481 | N/A | - |
| Cap Rate | 2.8% | 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 84721 (Cedar City, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84721 (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 | $424,411 |
| Monthly Rent | $1,496 |
| Price-to-Rent | 23.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 Rent Trends
| 1-Year | -2.1% ▼ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 84721
Population: 29,635
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 84721
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
What is it like being a landlord in Cedar City, UT?
UT ranks as a landlord-friendly state for landlord-tenant law. Cedar City generally follows the statewide framework, so landlords face reasonable operating rules.
What monthly rent should investors expect in Cedar City, UT?
Average rent in Cedar City, UT is approximately $1,496/mo per month. Against $424K home values that yields a reasonable rent-to-price ratio.
Is the tenant base reliable in Cedar City, UT?
The renter base in Cedar City, UT is reasonable for the $1,496/mo price point. Screening well and pricing to market typically yields stable tenants.
Is Cedar City, UT good for house hacking?
House hacking in Cedar City, UT is a challenging. With home values around $424K and rents at $1,496/mo, owner-occupants can offset a meaningful share of PITI.
How expensive is real estate in Cedar City, UT?
Median home price in Cedar City, UT is near $424K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
You know 84721 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84721 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 84721 ranks in Cedar City, UT
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 84721 (Cedar City)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 84721 (Cedar City, UT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.