Real Estate Investing in Midway, Utah (84049)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84049 (Midway, 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: 29.8% of homes vacant — above national norms.
What’s happening in Midway, UT (84049)?
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Market Analysis: 84049 Midway
Not every below-median market is a bargain. Midway's 84049 ZIP shows signals that favor experienced operators who can absorb the risk $940K pricing implies.
The 84049 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
From a cash-flow lens, 84049 offers a low basis, the region around Midway has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 84049 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 84049 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 Midway:
Property Strategy for 84049
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $412,289 | $2,620 | 4.6% | +5.7% | $206,145 |
| 3BR | $755,785 | $3,640 | 3.5% | +9.3% | $251,928 |
| 4BR | $1,048,886 | $4,400 | 3.0% | +8.4% | $262,222 |
| 5BR | $1,333,580 | — | — | +9.3% | $266,716 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84049 Compare?
| Metric | 84049 | Midway | Heber, UT | Utah |
|---|---|---|---|---|
| Home Value | $940,213 | $940,213 | N/A | $530,173 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 7.0% |
| Avg Rent | $3,963 | $3,963 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 84049 (Midway, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $940,213 |
| Monthly Rent | $3,963 |
| Price-to-Rent | 19.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +8.8% ▲ |
🏠 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 (3.3%). 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 84049
Population: 6,926
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 84049
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
Frequently Asked Questions
What real estate strategy is ideal for Midway, UT?
A careful cash-flow rentals with hands-on management strategy Midway, UT best. The market produces measured results for that approach at the $940K price point.
How much is rent in Midway, UT?
The typical rental in Midway, UT commands about $3,963/mo monthly. That rent profile consistent cash flow against the $940K purchase basis.
How much should I expect to pay for a home in Midway, UT?
The median home value in Midway, UT is roughly $940K. That puts it reasonable relative to the UT statewide average.
Is it easy to find good tenants in Midway, UT?
Midway, UT draws a measured base of working renters. Demand at the $3,963/mo rent level is reasonable for standard single-family and small multi rentals.
How does Midway, UT rate as a rental market?
Midway, UT registers an investability rating of 3.0/5, with median home values near $940K and average rents around $3,963/mo. That combination puts it in the robust tier for investor interest.
You know 84049 now. You don’t know where it ranks.
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How 84049 ranks in Heber, UT
Every ZIP in this metro, ranked. Free.
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