Real Estate Investing in Santa Clara, Utah (84765)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84765 (Santa Clara, 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: 11.3% vacancy may signal weakening demand.
What’s happening in Santa Clara, UT (84765)?
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Market Analysis: 84765 Santa Clara
ZIP 84765 in Santa Clara, UT carries a impressive set of headwinds. Home values near $560K and rents of $2,141/mo sit inside a market where underwriting has to be tight.
Looking more closely, the numbers look inviting — $560K purchase price, 0.0% nominal cap — the work to hit that pro forma in 84765 is substantial and deserves full respect.
The gap between 84765 and stronger Santa Clara ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 84765 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. robust returns are possible in 84765, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Santa Clara:
Property Strategy for 84765
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $470,863 | $2,740 | 4.2% | +7.3% | $156,954 |
| 4BR | $590,804 | $3,470 | 4.2% | +7.4% | $147,701 |
| 5BR | $838,287 | — | — | +8.2% | $167,657 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84765 Compare?
| Metric | 84765 | Santa Clara | St. George, UT | Utah |
|---|---|---|---|---|
| Home Value | $559,713 | $559,713 | N/A | $530,173 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 7.0% |
| Avg Rent | $2,141 | $2,141 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 84765 (Santa Clara, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $559,713 |
| Monthly Rent | $2,141 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | -3.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 84765
Population: 7,891
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 84765
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.
Frequently Asked Questions
How does Santa Clara, UT stack up for property investment?
Santa Clara, UT stands at an investability rating of 3.0/5, with median home values near $560K and average rents around $2,141/mo. That combination puts it in the healthy tier for investor interest.
What kind of vacancy should I budget for in Santa Clara, UT?
Occupancy in Santa Clara, UT runs measured with elevated vacancy. Well-priced units at $2,141/mo lease on reasonable timelines.
How do landlord-tenant laws work in Santa Clara, UT?
UT ranks as a landlord-friendly state for landlord-tenant law. Santa Clara generally follows the statewide framework, so landlords face reasonable operating rules.
Is house hacking profitable in Santa Clara, UT?
House hacking works a challenging in Santa Clara, UT. Rents of $2,141/mo against $560K acquisition make the strategy solid for owner-occupants.
Where do rents currently stand in Santa Clara, UT?
The typical rental in Santa Clara, UT commands about $2,141/mo monthly. That rent profile reliable cash flow against the $560K purchase basis.
You know 84765 now. You don’t know where it ranks.
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