Real Estate Investing in Farmington, Utah (84025)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84025 (Farmington, UT)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 33.5 — hard to cash-flow at these prices.
What’s happening in Farmington, UT (84025)?
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Market Analysis: 84025 Farmington
ZIP 84025 in Farmington, UT carries a impressive set of headwinds. Home values near $694K and rents of $1,726/mo sit inside a market where underwriting has to be tight.
The 84025 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 84025's metrics run below Davis County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Turning to rents, 25,055 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 84025 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Farmington:
Property Strategy for 84025
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $411,755 | $1,800 | 3.1% | +6.0% | $205,878 |
| 3BR | $535,542 | $2,410 | 3.2% | +7.0% | $178,514 |
| 4BR | $664,664 | $2,910 | 3.2% | +7.6% | $166,166 |
| 5BR | $835,297 | — | — | +8.0% | $167,059 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84025 Compare?
| Metric | 84025 | Farmington | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $694,475 | $694,475 | N/A | $530,173 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 7.0% |
| Avg Rent | $1,726 | $1,726 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84025 (Farmington, 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 | $694,475 |
| Monthly Rent | $1,726 |
| Price-to-Rent | 33.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 1.9% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 Rent Trends
| 1-Year | +9.6% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). 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 84025
Population: 25,055
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 84025
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 2,755 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical rental rate in Farmington, UT?
Rental rates in Farmington, UT average $1,726/mo. Tenant demand and $694K home values make the yield look reasonable by investor standards.
Is it easy to find good tenants in Farmington, UT?
The tenant pool in Farmington, UT is solid, supported by local employment and population fundamentals. Rents of $1,726/mo are well-absorbed by the market.
What price range are homes in Farmington, UT?
Farmington, UT home values average about $694K. That price point suits investors targeting rentals with $1,726/mo in monthly income.
How strict are landlord regulations in Farmington, UT?
The landlord environment in Farmington, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What are vacancy rates like in Farmington, UT?
Occupancy in Farmington, UT runs even-keeled with elevated vacancy. Well-priced units at $1,726/mo lease on reasonable timelines.
You know 84025 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84025 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 84025 ranks in Ogden-Clearfield, UT
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