Real Estate Investing in Woods Cross, Utah (84087)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84087 (Woods Cross, 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 Woods Cross, UT (84087)?
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Market Analysis: 84087 Woods Cross
Investors eyeing 84087 need to respect the fundamentals at play. Home values of $556K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 84087 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Stepping back, 84087 offers a low basis, the region around Woods Cross has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 84087 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 84087 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 Woods Cross:
Property Strategy for 84087
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $500,494 | $2,640 | 3.8% | +6.8% | $166,831 |
| 4BR | $556,324 | $3,190 | 4.1% | +6.9% | $139,081 |
| 5BR | $624,414 | — | — | +7.2% | $124,883 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84087 Compare?
| Metric | 84087 | Woods Cross | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $555,808 | $555,808 | N/A | $530,173 |
| 5-Year CAGR | 3.6% | 3.6% | N/A | 7.0% |
| Avg Rent | $2,290 | $2,290 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 84087 (Woods Cross, 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 | $555,808 |
| Monthly Rent | $2,290 |
| Price-to-Rent | 20.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (3.2%). 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 84087
Population: 17,028
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 84087
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 6,245 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in Woods Cross, UT?
In Woods Cross, UT the median home value sits at $556K. Against the broader UT market, that reads as reasonable for most investors.
How strong is tenant demand in Woods Cross, UT?
Woods Cross, UT draws a consistent base of working renters. Demand at the $2,290/mo rent level is reasonable for standard single-family and small multi rentals.
Are landlord laws favorable in Woods Cross, UT?
Woods Cross, UT operates under UT law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
What are vacancy rates like in Woods Cross, UT?
Vacancy in Woods Cross, UT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,290/mo.
How much rent can I charge in Woods Cross, UT?
Woods Cross, UT rentals go for roughly $2,290/mo a month. That puts gross yield in solid territory relative to $556K acquisition costs.
You know 84087 now. You don’t know where it ranks.
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How 84087 ranks in Ogden-Clearfield, UT
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