ZIP CODE 84096 // SALT LAKE CITY, UT // DATA AS OF 2026-09-30
Herriman, UT (84096) Rental Property Cap Rate & Cash Flow Report
Located in Salt Lake County (Herriman, UT), Zip Code 84096 ranks #351 of 500 within this selected sample (30th percentile) with a Zillow ZHVI typical home-value index of $598,541 (+0.5% YoY) and a ZORI observed market rent of $2,064/mo (+2.3% YoY). Requires at least 66.0% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$1,740/mo
Annual: -$20,875/yr
Modeled Cap Rate
2.58%
NOI: $15,443/yr
Cash-on-Cash Return
-15.16%
Cash Needed: $137,664
1% Rule Ratio
0.34%
Gross Yield: 4.14%
Break-Even Rent
$4,064/mo
State Tax: 0.52%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 84096 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (UT Avg 0.52%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$3,027/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$777/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (84096)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $540,101 | $1,804/mo | 4.01% |
| 2022 | $598,958 | $2,081/mo | 4.17% |
| 2023 | $569,850 | $2,009/mo | 4.23% |
| 2024 | $579,653 | $2,008/mo | 4.16% |
| 2025 | $595,326 | $2,017/mo | 4.07% |
| 2026 | $598,541 | $2,064/mo | 4.14% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 84015 Clearfield, UT | $459,048 | $1,712/mo | 2.87% | -$1,222/mo |
| 84074 Erda, UT | $460,066 | $1,728/mo | 2.90% | -$1,214/mo |
| 84043 Lehi, UT | $577,253 | $2,252/mo | 3.05% | -$1,450/mo |
| 84404 Ogden, UT | $425,067 | $1,695/mo | 3.14% | -$1,036/mo |
| 28078 Huntersville, NC | $535,352 | $1,938/mo | 2.58% | -$1,556/mo |
| 60638 Chicago, IL | $327,129 | $1,577/mo | 2.58% | -$950/mo |