Real Estate Investing in Bountiful, Utah (84010)
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Should you buy in 84010 (Bountiful, UT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 29.1 — hard to cash-flow at these prices.
What’s happening in Bountiful, UT (84010)?
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Market Analysis: 84010 Bountiful
Not every below-median market is a bargain. Bountiful's 84010 ZIP shows signals that favor experienced operators who can absorb the risk $580K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $580K asset, 84010 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader UT picture, 84010 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 84010 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 84010 is an operator game, not a passive one. Put differently, entry prices of $580K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Bountiful:
Property Strategy for 84010
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $350,506 | $1,680 | 3.5% | +6.3% | $175,253 |
| 3BR | $490,493 | $2,250 | 3.3% | +6.8% | $163,498 |
| 4BR | $561,250 | $2,720 | 3.5% | +6.8% | $140,312 |
| 5BR | $719,484 | — | — | +7.5% | $143,897 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84010 Compare?
| Metric | 84010 | Bountiful | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $579,649 | $579,649 | N/A | $530,173 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 7.0% |
| Avg Rent | $1,660 | $1,660 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84010 (Bountiful, UT). Anonymous, moderated, never written by AI.
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Property managers serving Davis County
Manage rentals here? List your business →ICO Property Management constructs and oversees luxury Utah apartment communities, crafting enriching lifestyle experiences for residents across 17 locations along the Wasatch Front. summary from their website
Nestwell Property Management is a top-rated property management company in Utah, offering services like property inspections, accounting, tenant screening, and rental marketing. summary from their website
ProRenter Property Management offers top property management services in Layton, UT. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $579,649 |
| Monthly Rent | $1,660 |
| Price-to-Rent | 29.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | -1.8% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 84010
Population: 46,666
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 84010
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,490 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which real estate strategy fits Bountiful, UT?
The best-fit strategy in Bountiful, UT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How do home values compare in Bountiful, UT?
Homes in Bountiful, UT typically sell near $580K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
How quickly do rentals get leased in Bountiful, UT?
Vacancy risk in Bountiful, UT is elevated. That supports predictable cash flow for typical rental holds.
How landlord-friendly is Bountiful, UT?
Landlord-friendliness in Bountiful, UT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Where do rents currently stand in Bountiful, UT?
The typical rental in Bountiful, UT commands about $1,660/mo monthly. That rent profile reliable cash flow against the $580K purchase basis.
You know 84010 now. You don’t know where it ranks.
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How 84010 ranks in Ogden-Clearfield, UT
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