Real Estate Investing in Saint George, Utah (84770)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84770 (Saint George, 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: 18.8% of homes vacant — above national norms.
What’s happening in Saint George, UT (84770)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84770 Saint George
This part of Washington County is not an easy win. The 84770 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 84770 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 84770 sits on the difficult end of the UT spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 84770 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 84770 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Saint George:
Property Strategy for 84770
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $226,754 | $1,160 | 3.7% | +9.2% | $226,754 |
| 2BR | $294,186 | $1,500 | 3.7% | +7.5% | $147,093 |
| 3BR | $444,989 | $1,970 | 3.2% | +7.0% | $148,330 |
| 4BR | $612,709 | $2,500 | 2.9% | +7.9% | $153,177 |
| 5BR | $739,244 | — | — | +8.3% | $147,849 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84770 Compare?
| Metric | 84770 | Saint George | St. George, UT | Utah |
|---|---|---|---|---|
| Home Value | $483,570 | $514,117 | N/A | $530,173 |
| 5-Year CAGR | 2.5% | 2.4% | N/A | 7.0% |
| Avg Rent | $1,741 | $1,811 | 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 84770 (Saint George, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $483,570 |
| Monthly Rent | $1,741 |
| Price-to-Rent | 23.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.1% ▲ |
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 84770
Population: 47,226
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 84770
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 vacancy a concern in Saint George, UT?
Expect elevated vacancy in Saint George, UT. Rents at $1,741/mo are absorbed by the tenant base without meaningful lag.
What approach is best for Saint George, UT real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Saint George, UT. The numbers - $484K homes against $1,741/mo rents - support that play.
Is it easy to find good tenants in Saint George, UT?
Tenant demand in Saint George, UT is solid. The local workforce $1,741/mo rents across most rental classes.
Is UT a landlord-friendly state?
The landlord environment in Saint George, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the typical home price in Saint George, UT?
In Saint George, UT the median home value sits at $484K. Against the broader UT market, that reads as reasonable for most investors.
You know 84770 now. You don’t know where it ranks.
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How 84770 ranks in St. George, UT
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