Real Estate Investing in Pine Valley, Utah (84722)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84722 (Pine Valley, 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.
- High vacancy: 16.6% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Pine Valley, UT (84722)?
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Market Analysis: 84722 Pine Valley
Put differently, ZIP 84722 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $395K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $395K asset, 84722 is the wrong submarket. If the plan prices in friction, the yield can still work.
Meanwhile, 84722 offers a low basis, the region around Pine Valley has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 84722 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 84722 is an operator game, not a passive one. On balance, entry prices of $395K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Pine Valley:
Property Strategy for 84722
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $326,047 | $1,580 | 3.5% | +8.5% | $163,023 |
| 3BR | $405,054 | $2,080 | 3.7% | +8.8% | $135,018 |
Market Trends
Home Value History (with trend line)
📊 How Does 84722 Compare?
| Metric | 84722 | Pine Valley | St. George, UT | Utah |
|---|---|---|---|---|
| Home Value | $395,330 | $570,930 | N/A | $530,173 |
| 5-Year CAGR | 3.9% | 4.2% | N/A | 7.0% |
| Avg Rent | $1,422 | $1,494 | N/A | - |
| Cap Rate | 2.8% | 2.2% | - | - |
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 84722 (Pine Valley, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $395,330 |
| Monthly Rent | $1,422 |
| Price-to-Rent | 23.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +10.9% ▲ |
🏠 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 (2.8%). 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 84722
Population: 773
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
Frequently Asked Questions
What is the typical home price in Pine Valley, UT?
Median home price in Pine Valley, UT is near $395K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Is Pine Valley, UT a friendly market for rental owners?
Rental owners in Pine Valley, UT deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Do rentals sit vacant long in Pine Valley, UT?
Pine Valley, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What does house hacking look like in Pine Valley, UT?
House hacking in Pine Valley, UT is reasonable to execute. Prices around $395K and rents of $1,422/mo solid owner-occupant economics.
What is the typical renter like in Pine Valley, UT?
Tenant demand in Pine Valley, UT is solid. The local workforce $1,422/mo rents across most rental classes.
You know 84722 now. You don’t know where it ranks.
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How 84722 ranks in St. George, UT
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