Real Estate Investing in Toquerville, Utah (84774)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84774 (Toquerville, 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.
- Elevated vacancy: 11.7% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 42.0 — 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 Toquerville, UT (84774)?
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Market Analysis: 84774 Toquerville
ZIP 84774 inside Washington looks affordable on the surface — median value of $607K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84774 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader UT picture, 84774 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 84774 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.
Experienced landlords with local relationships tend to find 84774 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 Toquerville:
Property Strategy for 84774
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $524,865 | $1,780 | 2.4% | +8.2% | $174,955 |
| 4BR | $641,597 | $2,250 | 2.5% | +9.1% | $160,399 |
Market Trends
Home Value History (with trend line)
📊 How Does 84774 Compare?
| Metric | 84774 | Toquerville | Utah |
|---|---|---|---|
| Home Value | $607,435 | $607,435 | $530,173 |
| 5-Year CAGR | 3.6% | 3.6% | 7.0% |
| Avg Rent | $1,206 | $1,206 | - |
| Cap Rate | 1.6% | 1.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84774 (Toquerville, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $607,435 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 42.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.6% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +8.7% ▲ |
🏠 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 (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 84774
Population: 2,115
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 84774
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
LaVerkin School
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
How expensive is real estate in Toquerville, UT?
Median home price in Toquerville, UT is near $607K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
How much rent can I charge in Toquerville, UT?
Toquerville, UT rentals go for roughly $1,206/mo a month. That puts gross yield in solid territory relative to $607K acquisition costs.
How qualified is the tenant pool in Toquerville, UT?
Expect a solid tenant pool in Toquerville, UT. The rental market absorbs $1,206/mo rents without meaningful friction.
Does Toquerville, UT favor landlords or tenants?
Toquerville, UT operates under UT law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
Is Toquerville, UT suited for a house hack?
The a challenging house-hack environment in Toquerville, UT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
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