Real Estate Investing in Sandy, Utah (84093)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84093 (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 29.1 — hard to cash-flow at these prices.
What’s happening in Sandy, UT (84093)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84093 Sandy
The 84093 ZIP in Sandy, UT is a local-operator market. Outside capital chasing a $808K entry has to pair deep knowledge with the discount.
Rent of $2,313/mo on a $808K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84093 sits below the stated 0.0% once reality is priced in.
Within UT, ZIP 84093 trails on several market indicators that neighboring Salt Lake County submarkets outperform. The gap is real and resilient enough to shape underwriting.
The 84093 ZIP's population of 23,998 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
The right play in 84093 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 84093
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $553,452 | $2,420 | 3.1% | +7.0% | $276,726 |
| 3BR | $660,079 | $3,230 | 3.5% | +7.7% | $220,026 |
| 4BR | $720,750 | $3,690 | 3.7% | +7.7% | $180,187 |
| 5BR | $882,779 | — | — | +7.9% | $176,556 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84093 Compare?
| Metric | 84093 | Sandy | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $807,777 | $740,454 | N/A | $530,173 |
| 5-Year CAGR | 4.0% | 3.9% | N/A | 7.0% |
| Avg Rent | $2,313 | $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 84093 (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 | $807,777 |
| Monthly Rent | $2,313 |
| Price-to-Rent | 29.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (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 84093
Population: 23,998
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 84093
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Canyons Technical Education Center
Diamond Ridge High School
East Sandy School
Eastmont Middle
Glacier Hills Elementary
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
What is the renter demographic in Sandy, UT?
The tenant pool in Sandy, UT is solid, supported by local employment and population fundamentals. Rents of $2,313/mo are well-absorbed by the market.
Is house hacking profitable in Sandy, UT?
House hacking in Sandy, UT is a challenging. With home values around $808K and rents at $2,313/mo, owner-occupants can offset a meaningful share of PITI.
How quickly do rentals get leased in Sandy, UT?
Sandy, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is UT a landlord-friendly state?
For rental operators, Sandy, UT rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What are home prices like in Sandy, UT?
Typical homes in Sandy, UT go for around $808K. The 5-year CAGR of 0.0% predictable price movement.
You know 84093 now. You don’t know where it ranks.
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How 84093 ranks in Salt Lake City, UT
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