Real Estate Investing in Laketown, Utah (84038)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84038 (Laketown, UT)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 66.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 65.7 — 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 Laketown, UT (84038)?
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Market Analysis: 84038 Laketown
ZIP 84038 inside Rich County looks affordable on the surface — median value of $802K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84038 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 84038 among UT's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 84038 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 84038 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Laketown:
Market Trends
Home Value History (with trend line)
📊 How Does 84038 Compare?
| Metric | 84038 | Laketown | Logan, UT-ID | Utah |
|---|---|---|---|---|
| Home Value | $801,733 | $801,733 | N/A | $530,173 |
| 5-Year CAGR | N/A | N/A | N/A | 7.0% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 1.0% | 1.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84038 (Laketown, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $801,733 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 65.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.5% |
| Cap Rate | 1.0% |
| 5-Year IRR | 14.6% |
📈 Home Appreciation
| 1-Year | +13.6% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (1.0%). 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 84038
Population: 589
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 84038
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.
Frequently Asked Questions
What are home prices like in Laketown, UT?
Median home price in Laketown, UT is near $802K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
Are renters plentiful in Laketown, UT?
Laketown, UT draws a steady base of working renters. Demand at the $1,017/mo rent level is reasonable for standard single-family and small multi rentals.
How much do tenants pay in Laketown, UT?
Rent in Laketown, UT is around $1,017/mo. The resulting rent-to-value relationship with $802K pricing is reasonable for most investor models.
Is Laketown, UT suited for a house hack?
The a challenging house-hack environment in Laketown, UT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How do landlord-tenant laws work in Laketown, UT?
UT ranks as a landlord-friendly state for landlord-tenant law. Laketown generally follows the statewide framework, so landlords face reasonable operating rules.
You know 84038 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84038 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 84038 ranks in Logan, UT-ID
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