ZIP CODE 84043 // PROVO-OREM, UT // DATA AS OF 2026-09-30
Lehi, UT (84043) Rental Property Cap Rate & Cash Flow Report
Located in Utah County (Lehi, UT), Zip Code 84043 ranks #262 of 500 within this selected sample (48th percentile) with a Zillow ZHVI typical home-value index of $577,253 (+1.3% YoY) and a ZORI observed market rent of $2,252/mo (+4.2% YoY). Requires at least 59.8% 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
-$1,450/mo
Annual: -$17,404/yr
Modeled Cap Rate
3.05%
NOI: $17,623/yr
Cash-on-Cash Return
-13.11%
Cash Needed: $132,768
1% Rule Ratio
0.39%
Gross Yield: 4.68%
Break-Even Rent
$3,919/mo
State Tax: 0.52%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 84043 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (UT Avg 0.52%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,919/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$783/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (84043)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $526,314 | $1,953/mo | 4.45% |
| 2022 | $588,476 | $2,072/mo | 4.23% |
| 2023 | $553,463 | $2,103/mo | 4.56% |
| 2024 | $556,876 | $2,160/mo | 4.65% |
| 2025 | $569,617 | $2,161/mo | 4.55% |
| 2026 | $577,253 | $2,252/mo | 4.68% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 84404 Ogden, UT | $425,067 | $1,695/mo | 3.14% | -$1,036/mo |
| 84074 Erda, UT | $460,066 | $1,728/mo | 2.90% | -$1,214/mo |
| 84015 Clearfield, UT | $459,048 | $1,712/mo | 2.87% | -$1,222/mo |
| 84096 Herriman, UT | $598,541 | $2,064/mo | 2.58% | -$1,740/mo |
| 75002 Allen, TX | $451,769 | $2,175/mo | 3.06% | -$1,134/mo |
| 91730 Rancho Cucamonga, CA | $670,306 | $2,740/mo | 3.06% | -$1,682/mo |