Is Beaver County, UT good for real estate investing?

Beaver County has an investment score of 70/100, rated as "Buy". The county ranks #149 nationally among 1000 counties analyzed.

What is the median home price in Beaver?

The median home price in Beaver County is $321,960. This ranks #755 in affordability among all US counties.

Can you cash flow on rental properties in Beaver?

Based on median values with 20% down at current rates, a typical rental in Beaver County would generate positive cash flow of $0/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Beaver County

UtahPopulation: 7,102

/100

Buy

#149 of 1,000 counties

#2 in Utah (28 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 28, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$321,960

Median Home Price

40% above national median

$19,453/mo

Est. Rent

Based on regional data

6.04%

Rent-to-Price Ratio

Estimated from price data

+$0

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Score Breakdown

Overall Investment Score

70/100

Cash Flow(30%)

0/100

Rent data not available for cash flow calculation.

Appreciation(25%)

91/100

Based on 6.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

61/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Strong price appreciation (+6.8% YoY)

Challenges

-Negative leverage (cap rate 0.0% < mortgage rate 6.9%)
-Limited rent data (estimates used)

Economic Indicators

Population

7,102

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Appreciation buyers: YoY growth is meaningfully above the long-run average

Skip if

−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
CurrentBeaverUT	70	$321,960	Est. pending	—	Buy
EmeryUT	68	$288,826	Est. pending	—	Buy	View
CarbonUT	67	$270,914	Est. pending	—	Buy	View
MillardUT	66	$334,525	Est. pending	—	Buy	View
JuabUT	65	$442,422	Est. pending	—	Buy	View
DuchesneUT	63	$370,278	Est. pending	—	Buy	View

The Bottom Line

BuyBeaver offers solid investment potential with roughly break-even cash flow at typical financing.

Beaver County in Utah scores 70/100, ranking #149 of 1,000 US counties (top 19%). At 20% down and current rates, a median-priced rental roughly breaks even on cash flow. The deal works on appreciation or with better terms, not on month-one cash flow.

Monthly Cash Flow

+$0/mo

Cap Rate

0.0%

Cash-on-Cash

0.0%

Related markets

Cheaper alternatives to Beaver

Head-to-head comparisons

All counties in Utah →

Rent vs buy in Utah cities

Rent vs buy in Salt Lake City, UTMedian $558,754 · rent $1,607/mo Rent vs buy in West Valley City, UTMedian $558,754 · rent $1,607/mo Rent vs buy in Provo, UTMedian $534,714 · rent $1,798/mo Rent vs buy in West Jordan, UTMedian $558,754 · rent $1,607/mo Rent vs buy in Orem, UTMedian $534,714 · rent $1,798/mo All Utah citiesFull rent-vs-buy directory for the state

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