Real Estate Investing in Beaver, Utah (84751)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84751 (Beaver, UT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 16.3% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beaver, UT (84751)?
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Market Analysis: 84751 Beaver
The 84751 ZIP covers a section of Beaver that demands careful diligence. Prices near $225K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 84751 can be a a credible choice for hunting ground — but the discount at $225K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 84751 among UT's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 84751 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. notable returns are possible in 84751, 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 Beaver:
Market Trends
Home Value History (with trend line)
📊 How Does 84751 Compare?
| Metric | 84751 | Beaver | Utah |
|---|---|---|---|
| Home Value | $224,873 | $224,873 | $530,173 |
| 5-Year CAGR | N/A | N/A | 7.0% |
| Avg Rent | $1,017 | $1,017 | - |
| Cap Rate | 3.5% | 3.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84751 (Beaver, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $224,873 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 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 (3.5%). 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 84751
Population: 1,776
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 84751
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
Is Beaver in UT worth investing in?
Investors tracking Beaver, UT will find a 2.0/5 rating supported by $225K median home values and $1,017/mo rents. That profile suits long-term holders targeting reliable returns.
What kind of vacancy should I budget for in Beaver, UT?
Beaver, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is the tenant base reliable in Beaver, UT?
Tenant demand in Beaver, UT is solid. The local workforce $1,017/mo rents across most rental classes.
Is Beaver, UT suited for a house hack?
The a challenging house-hack environment in Beaver, UT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the average monthly rent in Beaver, UT?
Rent in Beaver, UT is around $1,017/mo. The resulting rent-to-value relationship with $225K pricing is reasonable for most investor models.
You know 84751 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84751 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.
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