Real Estate Investing in Saint George, Utah (84790)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84790 (Saint George, 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.
- Elevated vacancy: 11.4% vacancy may signal weakening demand.
What’s happening in Saint George, UT (84790)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84790 Saint George
ZIP 84790 inside Washington County looks affordable on the surface — median value of $545K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,881/mo on a $545K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84790 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 84790 among UT's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A significant renter share of 25% in 84790 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 84790 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Saint George:
Property Strategy for 84790
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $190,279 | $1,330 | 5.0% | +6.7% | $190,279 |
| 2BR | $407,724 | $1,720 | 3.0% | +7.2% | $203,862 |
| 3BR | $454,618 | $2,260 | 3.6% | +7.0% | $151,539 |
| 4BR | $613,547 | $2,870 | 3.4% | +7.4% | $153,387 |
| 5BR | $831,361 | — | — | +8.5% | $166,272 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84790 Compare?
| Metric | 84790 | Saint George | St. George, UT | Utah |
|---|---|---|---|---|
| Home Value | $544,665 | $514,117 | N/A | $530,173 |
| 5-Year CAGR | 2.3% | 2.4% | N/A | 7.0% |
| Avg Rent | $1,881 | $1,811 | N/A | - |
| Cap Rate | 2.7% | 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 84790 (Saint George, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $544,665 |
| Monthly Rent | $1,881 |
| Price-to-Rent | 24.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -3.8% ▼ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +2.1% ▲ |
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 84790
Population: 54,353
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 84790
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
How much does a house cost in Saint George, UT?
Saint George, UT home values average about $545K. That price point suits investors targeting rentals with $1,881/mo in monthly income.
What is the rental occupancy rate in Saint George, UT?
Saint George, UT carries elevated vacancy risk. Expect reliable absorption at market rents of $1,881/mo.
Are tenants stable in Saint George, UT?
The renter base in Saint George, UT is reasonable for the $1,881/mo price point. Screening well and pricing to market typically yields stable tenants.
What approach is best for Saint George, UT real estate?
Most investors in Saint George, UT run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is it like being a landlord in Saint George, UT?
Rental owners in Saint George, UT deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 84790 now. You don’t know where it ranks.
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How 84790 ranks in St. George, UT
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