Real Estate Investing in Layton, Utah (84040)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84040 (Layton, 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.
No major risk flags on the data we track.
What’s happening in Layton, UT (84040)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84040 Layton
Investors eyeing 84040 need to respect the fundamentals at play. Home values of $592K come alongside slower price movement and elevated management overhead.
On the rental side, the numbers look inviting — $592K purchase price, 0.0% nominal cap — the work to hit that pro forma in 84040 is substantial and deserves full respect.
Within UT, ZIP 84040 trails on several market indicators that neighboring Davis County submarkets outperform. The gap is real and substantial enough to shape underwriting.
The 84040 ZIP's population of 28,269 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
The right play in 84040 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 Layton:
Property Strategy for 84040
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $454,130 | $2,070 | 3.3% | — | $227,065 |
| 3BR | $503,129 | $2,770 | 4.0% | +7.2% | $167,710 |
| 4BR | $557,919 | $3,350 | 4.3% | +7.3% | $139,480 |
| 5BR | $657,578 | — | — | +7.5% | $131,516 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84040 Compare?
| Metric | 84040 | Layton | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $592,184 | $538,402 | N/A | $530,173 |
| 5-Year CAGR | 3.8% | 3.5% | N/A | 7.0% |
| Avg Rent | $2,323 | $1,961 | N/A | - |
| Cap Rate | 3.1% | 2.8% | - | - |
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 84040 (Layton, 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 | $592,184 |
| Monthly Rent | $2,323 |
| Price-to-Rent | 21.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 84040
Population: 28,269
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 84040
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 10,955 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the best play in Layton, UT?
For Layton, UT, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How deep is the rental pool in Layton, UT?
Expect a solid tenant pool in Layton, UT. The rental market absorbs $2,323/mo rents without meaningful friction.
What is the rental occupancy rate in Layton, UT?
Occupancy in Layton, UT runs consistent with elevated vacancy. Well-priced units at $2,323/mo lease on reasonable timelines.
What is the typical home price in Layton, UT?
Homes in Layton, UT typically sell near $592K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
What is the average monthly rent in Layton, UT?
Rent in Layton, UT is around $2,323/mo. The resulting rent-to-value relationship with $592K pricing is reasonable for most investor models.
You know 84040 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84040 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 84040 ranks in Ogden-Clearfield, UT
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