Real Estate Investing in Sandy, Utah (84092)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84092 (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 29.2 — hard to cash-flow at these prices.
What’s happening in Sandy, UT (84092)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84092 Sandy
ZIP 84092 inside Salt Lake County looks affordable on the surface — median value of $877K — but the discount exists for reasons that a careful buyer should understand before committing.
The 84092 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 84092's metrics run below Salt Lake County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 84092 includes headwinds that any investor should price in. Income distribution skews lower than Sandy averages, and tenant stability requires active management.
Strategically, 84092 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Sandy:
Property Strategy for 84092
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $627,100 | $2,070 | 2.4% | +9.2% | $627,100 |
| 2BR | $792,533 | $2,480 | 2.3% | +6.8% | $396,267 |
| 3BR | $716,821 | $3,310 | 3.3% | +7.8% | $238,940 |
| 4BR | $779,527 | $3,780 | 3.5% | +7.8% | $194,882 |
| 5BR | $949,722 | — | — | +8.0% | $189,944 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84092 Compare?
| Metric | 84092 | Sandy | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $876,672 | $740,454 | N/A | $530,173 |
| 5-Year CAGR | 4.1% | 3.9% | N/A | 7.0% |
| Avg Rent | $2,503 | $2,143 | N/A | - |
| Cap Rate | 2.2% | 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 84092 (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 | $876,672 |
| Monthly Rent | $2,503 |
| Price-to-Rent | 29.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | -5.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 84092
Population: 28,162
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 84092
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
How does Sandy, UT stack up for property investment?
Sandy, UT rates 3.0/5 for investability. With median values at $877K and rents near $2,503/mo, the market offers reasonable fundamentals for rental investors.
What do rentals go for in Sandy, UT?
Expect rents around $2,503/mo per month in Sandy, UT. With home values at $877K, the yield math works out to reasonable levels for rental investors.
Is Sandy, UT better for rentals, flips, or BRRRR?
Investors usually favor careful cash-flow rentals with hands-on management in Sandy, UT. With home values at $877K and rents near $2,503/mo, other strategies can work but produce measured rather than outsized returns.
Do rentals sit vacant long in Sandy, UT?
Sandy, UT sees elevated vacancy, which is reasonable relative to the broader UT rental market.
How strong is tenant demand in Sandy, UT?
The renter base in Sandy, UT is reasonable for the $2,503/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
You know 84092 now. You don’t know where it ranks.
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How 84092 ranks in Salt Lake City, UT
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