Real Estate Investing in Sandy, Utah (84070)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84070 (Sandy, 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 price-to-rent: Price-to-rent ratio 27.7 — hard to cash-flow at these prices.
What’s happening in Sandy, UT (84070)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84070 Sandy
Not every below-median market is a bargain. Sandy's 84070 ZIP posts signals that favor experienced operators who can absorb the risk $537K pricing implies.
Rent of $1,615/mo on a $537K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84070 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Sandy have seen price recovery that 84070 has not matched. Salt Lake County data supports the view that the spread is structural rather than temporary.
The 84070 ZIP's population of 30,348 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
The right play in 84070 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 Sandy:
Property Strategy for 84070
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $378,811 | $1,830 | 3.5% | +5.6% | $189,405 |
| 3BR | $495,526 | $2,440 | 3.5% | +7.2% | $165,175 |
| 4BR | $546,658 | $2,790 | 3.7% | +7.0% | $136,665 |
| 5BR | $640,341 | — | — | +7.2% | $128,068 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84070 Compare?
| Metric | 84070 | Sandy | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $536,913 | $740,454 | N/A | $530,173 |
| 5-Year CAGR | 3.6% | 3.9% | N/A | 7.0% |
| Avg Rent | $1,615 | $2,143 | N/A | - |
| Cap Rate | 2.4% | 2.3% | - | - |
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 84070 (Sandy, UT). Anonymous, moderated, never written by AI.
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Property managers serving Salt Lake 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
Intermountain Association Management (IAMHOA) is a Utah HOA management company providing professional services statewide. summary from their website
Nxt Property Management is Utah's premier third-party multifamily management company. 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 | $536,913 |
| Monthly Rent | $1,615 |
| Price-to-Rent | 27.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 Rent Trends
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +2.9% ▲ |
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 84070
Population: 30,348
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 84070
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
Can owner-occupants cash flow in Sandy, UT?
Sandy, UT is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $537K price point reasonable to enter.
How landlord-friendly is Sandy, UT?
The landlord environment in Sandy, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the renter demographic in Sandy, UT?
Tenant quality in Sandy, UT ranks as solid. Landlords generally report steady occupancy at market rents of $1,615/mo.
Is Sandy in UT worth investing in?
Our data puts Sandy, UT at 3.0/5 for investability. Home prices of $537K and rents around $1,615/mo create a solid backdrop for investor activity.
What is the typical home price in Sandy, UT?
In Sandy, UT the median home value sits at $537K. Against the broader UT market, that reads as reasonable for most investors.
You know 84070 now. You don’t know where it ranks.
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How 84070 ranks in Salt Lake City, UT
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