Real Estate Investing in Garden City, Utah (84028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84028 (Garden City, 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 vacancy: 89.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 51.8 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Garden City, UT (84028)?
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Market Analysis: 84028 Garden City
Not every below-median market is a bargain. Garden City's 84028 ZIP stands at signals that favor experienced operators who can absorb the risk $632K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 84028 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within UT, ZIP 84028 trails on several market indicators that neighboring Rich County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Who lives in 84028 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 84028 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Garden City:
Market Trends
Home Value History (with trend line)
📊 How Does 84028 Compare?
| Metric | 84028 | Garden City | Logan, UT-ID | Utah |
|---|---|---|---|---|
| Home Value | $632,101 | $632,101 | N/A | $530,173 |
| 5-Year CAGR | 8.0% | 8.0% | N/A | 7.0% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 1.3% | 1.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84028 (Garden City, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $632,101 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 51.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.9% |
| Cap Rate | 1.3% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +8.0% ▲ |
| 10-Year CAGR | +10.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.3%). 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 84028
Population: 667
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
Frequently Asked Questions
Is it easy to find good tenants in Garden City, UT?
Tenant demand in Garden City, UT is solid. The local workforce $1,017/mo rents across most rental classes.
Is Garden City, UT good for landlords?
Garden City, UT falls under UT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How tight is the rental market in Garden City, UT?
Vacancy risk in Garden City, UT is elevated. That supports reliable cash flow for typical rental holds.
How strong are rents in Garden City, UT?
Investors in Garden City, UT typically see rents near $1,017/mo per month against $632K home values - a solid setup for rental cash flow.
How expensive is real estate in Garden City, UT?
Median home price in Garden City, UT is near $632K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
You know 84028 now. You don’t know where it ranks.
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How 84028 ranks in Logan, UT-ID
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