Rental numbers for ZIP 84325 (Mendon, UT)
Negative cash flow at any interest rate with 25% down: the rent does not cover operating costs and principal.
- Gross yield
- 2.0%
- rent x 12 / price
- Est. cap rate
- 0.1%
- NOI / price
- Cash flow
- -$3,461/mo
- at 7.78%, 25% down
- Typical price
- $649,000
- Zillow ZHVI, Aug 2026
- HUD Fair Market Rent
- $1,060/mo
- HUD Fair Market Rent, 2 bedroom, FY2026
The pro forma
Typical home, default assumptions
| Operator | Line | Amount | Source |
|---|---|---|---|
| Gross rent | $12,720 | ||
| Vacancy | $636 | ||
| Management | $967 | ||
| Property tax | $2,887 | ||
| Insurance | $1,328 | ||
| Maintenance | $6,487 | ||
| Net operating income | $415 | ||
| Loan payments | $41,949 | ||
| Cash flow | -$41,534 |
| Operator | Line | Amount | Source |
|---|---|---|---|
| Typical price | $648,731 | ||
| Down payment (25%) | $162,183 | ||
| Loan | $486,548 | ||
| Rate | 7.78% | ||
| Monthly payment | $3,496 | ||
| Cash in | $181,645 | ||
| Cash-on-cash return | -22.9% | ||
| DSCR | 0.01 | ||
| Break-even rate | none |
Assumptions
Change them in the calculator- Down payment25%
- A common minimum for investment-property and DSCR loans.
- Interest rate7.78%
- Freddie Mac 30-year 7.03% (week of 2026-09-24) + 0.75 point investor premium.
- Loan term30 years
- Fixed, fully amortising.
- Closing costs3% of price
- Added to cash invested.
- Insurance$1,328 a year
- NAIC 2023 average homeowners (HO-3) premium for Utah, $1,107, x 1.2 for a landlord policy.
- Maintenance1% of price a year
- The 1% rule of thumb; older homes run higher.
- Vacancy5% of rent
- About 18 days empty a year.
- Management8% of collected rent
- A typical full-service fee; zero if you self-manage.
Trends
Five years to August 2026
- Price, 12 months
- +3.9%
- Rent, 12 months
- n/a
- no Zillow rent series here
- Rent minus price growth
- n/a
- positive means yields are improving
Show the numbers
| Month | Typical value |
|---|---|
| Aug 2021 | $510,534 |
| Aug 2022 | $596,040 |
| Aug 2023 | $602,191 |
| Aug 2024 | $600,258 |
| Aug 2025 | $624,188 |
| Aug 2026 | $648,731 |
Rent references
Two sources, never blended
| Source | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| HUD Small Area FMR, FY2026 | $830 | $830 | $1,060 | $1,480 | $1,770 |
| Zillow observed rent, Aug 2026 | not published for this ZIP | ||||
HUD's Fair Market Rent is the 40th percentile gross rent (rent plus utilities) for a standard unit, and it is what Section 8 vouchers pay against. Zillow's index tracks asking rents on listed homes. The two measure different things, so they are shown side by side and never averaged. HUD area: Logan, UT-ID MSA.
Property tax
- Effective rate
- 0.45%
- ZIP area, ACS
- At the typical price
- $2,887/yr
Median real estate taxes paid divided by median home value, Census ACS 2020 to 2024. Cache County: 0.45%. Actual bills depend on the assessment, exemptions and any non-homestead rate.
Supply
- Permits per 1,000 households
- 31.8
- Cache County, last 12 months
- National percentile
- 97th
- among US counties
1,411 new housing units permitted in 2025-09 to 2026-08, Census Building Permits Survey. A high figure means more new supply competing for tenants.
Nearby ZIP codes
| ZIP | Distance | Typical price | Rent | Gross yield | Cash flow /mo |
|---|---|---|---|---|---|
| 84306Collinston | 4.4 mi | $608,000 | $1,030* | 2.0% | -$3,241 |
| 84309Deweyville | 5.5 mi | $590,000 | $1,140* | 2.3% | -$2,980 |
| 84314Honeyville | 7.8 mi | $516,000 | $1,220* | 2.8% | -$2,479 |
| 84311Fielding | 8.2 mi | $472,000 | $1,070* | 2.7% | -$2,303 |
| 84339Wellsville | 8.3 mi | $568,000 | $1,070* | 2.3% | -$2,933 |
| 84335Smithfield | 8.4 mi | $476,000 | $1,708 | 4.3% | -$1,752 |
| 84312Garland | 8.6 mi | $429,000 | $1,060* | 3.0% | -$2,035 |
| 84327Cache Junction | 8.9 mi | $475,000 | $1,180* | 3.0% | -$2,213 |
* HUD Fair Market Rent, 2 bedroom (no Zillow rent index for that ZIP).
Run the numbers on a real listing
The calculator opens with this ZIP's figures. Swap in a listing's price and rent, your rate and your costs.
Open the calculator for 84325Questions
- Is 84325 good for rental property?
- On the typical home here, priced at $649,000 and renting for $1,060 a month (HUD Fair Market Rent, 2 bedroom, FY2026), the gross yield is 2.0% and the estimated cap rate is 0.1%. At a 7.78% investor rate with 25% down, estimated cash flow is -$3,461 a month. The median gross yield across the 8,418 ZIP codes with full Zillow data is 5.6%. These are figures for a typical property, not a judgement on any particular one.
- What is the typical rent in 84325?
- Zillow does not publish a rent index for 84325. HUD's FY2026 Small Area Fair Market Rent for a 2-bedroom here is $1,060, the 40th percentile of gross rents and the basis for Section 8 payment standards.
- What is the property tax rate in 84325?
- The effective property tax rate is about 0.45% of value (median taxes paid divided by median home value, Census ACS 2020 to 2024). On the typical $649,000 home that is about $2,887 a year. Your bill depends on the assessment and local exemptions.
- What interest rate makes a rental in 84325 break even?
- With the default assumptions, no interest rate brings cash flow to zero: rent does not cover operating costs plus principal on a 30-year loan with 25% down.
- How fast are prices and rents changing in 84325?
- Over the 12 months to August 2026, the typical home value changed +3.9%.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
- NAIC Homeowners Insurance Report, data for 2023
National Association of Insurance Commissioners. Read: 2023.
Average HO-3 homeowners premium by state, multiplied by 1.2 as a landlord-policy assumption.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.