Real Estate Investing in Pine Valley, Utah (84781)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84781 (Pine Valley, 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: 78.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 28.9 — 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 Pine Valley, UT (84781)?
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Market Analysis: 84781 Pine Valley
ZIP 84781 in Pine Valley, UT carries a sturdy set of headwinds. Home values near $494K and rents of $1,422/mo sit inside a market where underwriting has to be tight.
The 84781 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 84781's metrics run below Washington County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 84781 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. significant returns are possible in 84781, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Pine Valley:
Property Strategy for 84781
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $370,249 | $1,580 | 3.1% | +6.9% | $185,125 |
| 3BR | $508,682 | $2,080 | 2.9% | +7.5% | $169,561 |
Market Trends
Home Value History (with trend line)
📊 How Does 84781 Compare?
| Metric | 84781 | Pine Valley | St. George, UT | Utah |
|---|---|---|---|---|
| Home Value | $493,837 | $570,930 | N/A | $530,173 |
| 5-Year CAGR | 3.6% | 4.2% | N/A | 7.0% |
| Avg Rent | $1,422 | $1,494 | N/A | - |
| Cap Rate | 2.3% | 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 84781 (Pine Valley, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $493,837 |
| Monthly Rent | $1,422 |
| Price-to-Rent | 28.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 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 (2.3%). 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 84781
Population: 372
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 tight is the rental market in Pine Valley, UT?
Pine Valley, UT carries elevated vacancy risk. Expect consistent absorption at market rents of $1,422/mo.
What do landlords charge for rent in Pine Valley, UT?
Rent in Pine Valley, UT is around $1,422/mo. The resulting rent-to-value relationship with $494K pricing is reasonable for most investor models.
What is the best play in Pine Valley, UT?
For Pine Valley, UT, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is UT a landlord-friendly state?
The landlord environment in Pine Valley, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What kind of market is Pine Valley, UT for investors?
Our data puts Pine Valley, UT at 3.0/5 for investability. Home prices of $494K and rents around $1,422/mo create a solid backdrop for investor activity.
You know 84781 now. You don’t know where it ranks.
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How 84781 ranks in St. George, UT
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