Real Estate Investing in North Salt Lake, Utah (84054)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84054 (North Salt Lake, 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 27.7 — hard to cash-flow at these prices.
What’s happening in North Salt Lake, UT (84054)?
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Market Analysis: 84054 North Salt Lake
Investors eyeing 84054 need to respect the fundamentals at play. Home values of $560K come alongside slower price movement and elevated management overhead.
The 84054 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 84054 and stronger North Salt Lake ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 84054 ZIP's population of 22,201 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The right play in 84054 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 North Salt Lake:
Property Strategy for 84054
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $348,266 | $1,850 | 3.8% | +7.0% | $174,133 |
| 3BR | $487,693 | $2,480 | 3.7% | +6.5% | $162,564 |
| 4BR | $587,957 | $2,990 | 3.7% | +6.5% | $146,989 |
| 5BR | $883,406 | — | — | +7.7% | $176,681 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84054 Compare?
| Metric | 84054 | North Salt Lake | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $560,232 | $560,232 | N/A | $530,173 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 7.0% |
| Avg Rent | $1,686 | $1,686 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
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 84054 (North Salt Lake, 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 | $560,232 |
| Monthly Rent | $1,686 |
| Price-to-Rent | 27.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -15.2% ▼ |
| 3-Year CAGR | -3.7% ▼ |
| 5-Year CAGR | +0.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 84054
Population: 22,201
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 84054
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
Is real estate in North Salt Lake, UT a good investment right now?
North Salt Lake, UT scores 3.0/5 for investability. Home values sit at $560K and rents near $1,686/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What monthly rent should investors expect in North Salt Lake, UT?
Rental rates in North Salt Lake, UT average $1,686/mo. Tenant demand and $560K home values make the yield look reasonable by investor standards.
What is the rental occupancy rate in North Salt Lake, UT?
North Salt Lake, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is North Salt Lake, UT good for house hacking?
House hacking in North Salt Lake, UT is a challenging. With home values around $560K and rents at $1,686/mo, owner-occupants can offset a meaningful share of PITI.
How landlord-friendly is North Salt Lake, UT?
Landlord-friendliness in North Salt Lake, UT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 84054 now. You don’t know where it ranks.
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How 84054 ranks in Ogden-Clearfield, UT
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