Real Estate Investing in Tooele, Utah (84074)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84074 (Tooele, UT)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 Tooele, UT (84074)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84074 Tooele
This part of Tooele County is not an easy win. The 84074 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 84074 can be a a solid fit for hunting ground — but the discount at $466K reflects genuine risk that outside investors often underestimate.
Within UT, ZIP 84074 trails on several market indicators that neighboring Tooele County submarkets outperform. The gap is real and solid enough to shape underwriting.
Who lives in 84074 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 84074 is an operator game, not a passive one. On balance, entry prices of $466K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Tooele:
Property Strategy for 84074
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $329,587 | $1,320 | 2.9% | +7.5% | $164,793 |
| 3BR | $431,631 | $1,770 | 3.0% | +7.1% | $143,877 |
| 4BR | $456,539 | $2,210 | 3.5% | +6.9% | $114,135 |
| 5BR | $524,982 | — | — | +6.7% | $104,996 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84074 Compare?
| Metric | 84074 | Tooele | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $466,313 | $466,313 | N/A | $530,173 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 7.0% |
| Avg Rent | $1,701 | $1,701 | N/A | - |
| Cap Rate | 2.8% | 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 84074 (Tooele, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84074 (Tooele, UT)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $466,313 |
| Monthly Rent | $1,701 |
| Price-to-Rent | 22.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 Rent Trends
| 1-Year | -17.4% ▼ |
| 3-Year CAGR | -4.6% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 84074
Population: 57,470
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 84074
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 584 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Tooele, UT a good place for real estate investing?
Tooele, UT scores 3.0/5 for investability. Home values sit at $466K and rents near $1,701/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How much should I expect to pay for a home in Tooele, UT?
Median home price in Tooele, UT is near $466K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
How should investors approach Tooele, UT?
The best-fit strategy in Tooele, UT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Tooele, UT good for landlords?
The landlord environment in Tooele, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is vacancy a concern in Tooele, UT?
Tooele, UT sees elevated vacancy, which is reasonable relative to the broader UT rental market.
You know 84074 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84074 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 84074 ranks in Salt Lake City, UT
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 84074 (Tooele)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 84074 (Tooele, UT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.