Real Estate Investing in Ivins, Utah (84738)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84738 (Ivins, 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: 10.4% vacancy may signal weakening demand.
What’s happening in Ivins, UT (84738)?
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Market Analysis: 84738 Ivins
Investors eyeing 84738 need to respect the fundamentals at play. Home values of $590K come alongside slower price movement and elevated management overhead.
The investment case in 84738 is solid only for operators who understand what they are buying. A $590K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader UT picture, 84738 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 84738 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 84738 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Ivins:
Property Strategy for 84738
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $549,763 | $1,770 | 2.3% | +8.2% | $274,882 |
| 3BR | $487,748 | $2,330 | 3.4% | +7.0% | $162,583 |
| 4BR | $730,006 | $2,950 | 2.9% | +8.4% | $182,502 |
| 5BR | $824,350 | — | — | +8.7% | $164,870 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84738 Compare?
| Metric | 84738 | Ivins | St. George, UT | Utah |
|---|---|---|---|---|
| Home Value | $589,984 | $589,984 | N/A | $530,173 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 7.0% |
| Avg Rent | $2,129 | $2,129 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 84738 (Ivins, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $589,984 |
| Monthly Rent | $2,129 |
| Price-to-Rent | 23.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 84738
Population: 9,607
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 84738
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 4,184 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Ivins, UT a good market for buy-and-hold investors?
Ivins, UT scores 3.0/5 for investability. Home values sit at $590K and rents near $2,129/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the typical vacancy rate in Ivins, UT?
Rental vacancy in Ivins, UT is elevated. Investors should budget normal turnover but not chronic empty units.
How strong are rents in Ivins, UT?
Rent in Ivins, UT is around $2,129/mo. The resulting rent-to-value relationship with $590K pricing is reasonable for most investor models.
Is Ivins, UT good for landlords?
Ivins, UT operates under UT law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
What investment strategy works best in Ivins, UT?
A careful cash-flow rentals with hands-on management strategy Ivins, UT best. The market produces predictable results for that approach at the $590K price point.
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How 84738 ranks in St. George, UT
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