Real Estate Investing in Joseph, Utah (84739)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84739 (Joseph, UT)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 19.1% of homes vacant — above national norms.
- Higher unemployment: 8.0% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 25.0 — hard to cash-flow at these prices.
• 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 Joseph, UT (84739)?
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Market Analysis: 84739 Joseph
Not every below-median market is a bargain. Joseph's 84739 ZIP records signals that favor experienced operators who can absorb the risk $332K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84739 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 84739 and stronger Joseph ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 84739 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.
trends toward 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 Joseph:
Market Trends
Home Value History (with trend line)
📊 How Does 84739 Compare?
| Metric | 84739 | Joseph | Utah |
|---|---|---|---|
| Home Value | $332,217 | $332,217 | $530,173 |
| 5-Year CAGR | N/A | N/A | 7.0% |
| Avg Rent | $1,107 | $1,107 | - |
| Cap Rate | 2.6% | 2.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84739 (Joseph, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $332,217 |
| Monthly Rent | $1,107 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +7.1% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (2.6%). 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 84739
Population: 596
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 do rentals go for in Joseph, UT?
Rents in Joseph, UT run near $1,107/mo. Compared with median home prices of $332K that produces solid gross yields for typical rentals.
What is it like being a landlord in Joseph, UT?
Landlord-friendliness in Joseph, UT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is Joseph in UT worth investing in?
Joseph, UT scores 2.0/5 for investability. Home values sit at $332K and rents near $1,107/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do landlords face vacancy issues in Joseph, UT?
Occupancy in Joseph, UT runs even-keeled with elevated vacancy. Well-priced units at $1,107/mo lease on reasonable timelines.
What investment strategy works best in Joseph, UT?
A careful cash-flow rentals with hands-on management strategy Joseph, UT best. The market produces reliable results for that approach at the $332K price point.
You know 84739 now. You don’t know where it ranks.
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