Real Estate Investing in Pine Valley, Utah (84757)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84757 (Pine Valley, UT)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 41.9 — hard to cash-flow at these prices.
• 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 (84757)?
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Market Analysis: 84757 Pine Valley
ZIP 84757 inside Washington County looks affordable on the surface — median value of $824K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $824K asset, 84757 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 84757 sits on the difficult end of the UT spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 84757 includes headwinds that any investor should price in. Income distribution skews lower than Pine Valley averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 84757 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Pine Valley:
Property Strategy for 84757
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $746,819 | $2,400 | 2.3% | +9.4% | $248,940 |
| 4BR | $854,868 | $3,030 | 2.6% | +9.3% | $213,717 |
| 5BR | $936,650 | — | — | +10.2% | $187,330 |
Market Trends
Home Value History (with trend line)
📊 How Does 84757 Compare?
| Metric | 84757 | Pine Valley | St. George, UT | Utah |
|---|---|---|---|---|
| Home Value | $823,622 | $570,930 | N/A | $530,173 |
| 5-Year CAGR | 5.1% | 4.2% | N/A | 7.0% |
| Avg Rent | $1,638 | $1,494 | N/A | - |
| Cap Rate | 1.6% | 2.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84757 (Pine Valley, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $823,622 |
| Monthly Rent | $1,638 |
| Price-to-Rent | 41.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.6% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 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 (1.6%). 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 84757
Population: 1,388
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
How expensive is real estate in Pine Valley, UT?
The median home value in Pine Valley, UT is roughly $824K. That puts it reasonable relative to the UT statewide average.
Is Pine Valley, UT good for house hacking?
The house hack math a challenging in Pine Valley, UT. Owner-occupant buyers benefit from the $1,638/mo rents and $824K home values.
What is the typical renter like in Pine Valley, UT?
Tenant quality in Pine Valley, UT ranks as solid. Landlords generally report consistent occupancy at market rents of $1,638/mo.
What kind of market is Pine Valley, UT for investors?
Investors tracking Pine Valley, UT will find a 3.0/5 rating supported by $824K median home values and $1,638/mo rents. That profile suits long-term holders targeting consistent returns.
Is rental property easy to operate in Pine Valley, UT?
Landlord-friendliness in Pine Valley, UT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 84757 now. You don’t know where it ranks.
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How 84757 ranks in St. George, UT
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