Real Estate Investing in Washington, Utah (84780)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84780 (Washington, UT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.4% of homes vacant — above national norms.
What’s happening in Washington, UT (84780)?
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Market Analysis: 84780 Washington
This part of Washington County is not an easy win. The 84780 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 84780 is significant only for operators who understand what they are buying. A $544K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader UT picture, 84780 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 84780 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Washington's stable or hybrid ZIPs before stepping into 84780. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Washington:
Property Strategy for 84780
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $177,489 | $1,250 | 5.1% | +6.2% | $177,489 |
| 2BR | $314,746 | $1,620 | 3.7% | +7.2% | $157,373 |
| 3BR | $464,326 | $2,130 | 3.3% | +7.7% | $154,775 |
| 4BR | $620,413 | $2,700 | 3.1% | +8.1% | $155,103 |
| 5BR | $808,117 | — | — | +8.7% | $161,623 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84780 Compare?
| Metric | 84780 | Washington | St. George, UT | Utah |
|---|---|---|---|---|
| Home Value | $543,803 | $543,803 | N/A | $530,173 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 7.0% |
| Avg Rent | $1,862 | $1,862 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 84780 (Washington, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $543,803 |
| Monthly Rent | $1,862 |
| Price-to-Rent | 24.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 84780
Population: 30,709
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 84780
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 housing expensive in Washington, UT?
Washington, UT home values average about $544K. That price point suits investors targeting rentals with $1,862/mo in monthly income.
What strategy should investors use in Washington, UT?
Investors usually favor careful cash-flow rentals with hands-on management in Washington, UT. With home values at $544K and rents near $1,862/mo, other strategies can work but produce steady rather than outsized returns.
How landlord-friendly is Washington, UT?
The landlord environment in Washington, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is Washington, UT a smart market for rental property?
With a 3.0/5 investability score, Washington, UT ranks as a solid market for rental property investors. Median prices of $544K and rents of $1,862/mo drive the underlying numbers.
What is the renter demographic in Washington, UT?
Tenant quality in Washington, UT ranks as solid. Landlords generally report steady occupancy at market rents of $1,862/mo.
You know 84780 now. You don’t know where it ranks.
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How 84780 ranks in St. George, UT
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