Real Estate Investing in Springdale, Utah (84779)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84779 (Springdale, 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: 60.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 37.1 — 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 Springdale, UT (84779)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84779 Springdale
This part of Washington County is not an easy win. The 84779 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $537K asset, 84779 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader UT picture, 84779 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A solid renter share of 3% in 84779 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 84779 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Springdale:
Market Trends
Home Value History (with trend line)
📊 How Does 84779 Compare?
| Metric | 84779 | Springdale | St. George, UT | Utah |
|---|---|---|---|---|
| Home Value | $537,347 | $636,206 | N/A | $530,173 |
| 5-Year CAGR | 3.1% | 4.2% | N/A | 7.0% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 1.8% | 1.5% | - | - |
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 84779 (Springdale, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84779 (Springdale, UT)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $537,347 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 37.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +11.0% ▲ |
🏠 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 (1.8%). 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 84779
Population: 734
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 approach is best for Springdale, UT real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Springdale, UT. The numbers - $537K homes against $1,206/mo rents - support that play.
Do landlords face vacancy issues in Springdale, UT?
Expect elevated vacancy in Springdale, UT. Rents at $1,206/mo are absorbed by the tenant base without meaningful lag.
How much is rent in Springdale, UT?
Springdale, UT rentals go for roughly $1,206/mo a month. That puts gross yield in solid territory relative to $537K acquisition costs.
Are homes affordable in Springdale, UT?
Springdale, UT median home values land near $537K. That is reasonable territory for investors looking at $1,206/mo-per-month rentals.
Does house hacking make sense in Springdale, UT?
House hacking works a challenging in Springdale, UT. Rents of $1,206/mo against $537K acquisition make the strategy solid for owner-occupants.
You know 84779 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84779 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.
How 84779 ranks in St. George, UT
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 84779 (Springdale)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 84779 (Springdale, UT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.