Utah
Beaver County
7,172 residents45 permits TTM$85,603 median HHI4 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$287,600
ACS 5-Year
Cap rate proxy
4.3%
FMR × 0.65 ÷ Home Value
Rent-to-income
14.5%
HUD FMR ÷ ACS HHI
Net migration
+0.33%
IRS SOI
Permits (TTM)
45
Census BPS
Climate risk
10.4
FEMA NRI (0–100)
ZIP code breakdown4 ZIP codes
Numbers repeat across most ZIPs in this county
ZIP-level home-value data isn't published for rural areas. Federal sources (Census ACS, HUD non-metro FMR) are available at the county level only, so home-value, cap-rate, and rent-gap numbers use the county estimate for every ZIP in the county.
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 84751 | $212,356 | $1,186 | 6.7% | 5.8% | 12.8% |
| 84731 | $287,600county est. | $1,186 | 4.9% | 4.3% | 12.8% |
| 84752 | $287,600county est. | $1,186 | 4.9% | 4.3% | 12.8% |
| 84713 | $341,773 | $1,186 | 4.2% | 3.6% | 12.8% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
82.4%
Census ACS
Vacancy rate
18.5%
Census ACS
Bachelor's degree +
22.7%
Census ACS
Rent burdened
28.5%
Census ACS (>30% income)
Median age
34.4
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026