Updated 2026 · Based on median market data for Provo, UT
Provo sits in the West with a population of 116,288 growing rapidly at 1.8% annually. The median home costs $420,000 while rents average $1,580/mo, producing an estimated cap rate of 2.98%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Provo works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 2.98% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $420,000 median — around $336,000 or less. At this price point with $1,580/mo rents, your cap rate improves to roughly 4.1%. Factor in 0.56% property taxes ($2,352/yr), budget 5% of gross rent for maintenance, and underwrite to a 3.8% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $2,530.
Higher price points mean more capital at risk and tighter cash flow margins — ensure you have adequate reserves. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Provo property using our cap rate calculator (pre-filled with Provo data). Compare Provo against similar markets in the West region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.