Real Estate Investing in White City, Utah (84094)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84094 (White City, UT)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 26.9 — hard to cash-flow at these prices.
What’s happening in White City, UT (84094)?
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Market Analysis: 84094 White City
Investors eyeing 84094 need to respect the fundamentals at play. Home values of $559K come alongside slower price movement and elevated management overhead.
Rent of $1,733/mo on a $559K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84094 sits below the stated 0.0% once reality is priced in.
The gap between 84094 and stronger White City ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 84094 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 84094 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 White City:
Property Strategy for 84094
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $436,989 | $2,120 | 3.5% | +6.7% | $218,495 |
| 3BR | $529,102 | $2,830 | 3.9% | +7.8% | $176,367 |
| 4BR | $560,627 | $3,230 | 4.1% | +7.3% | $140,157 |
| 5BR | $626,665 | — | — | +7.4% | $125,333 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84094 Compare?
| Metric | 84094 | White City | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $558,681 | $558,681 | N/A | $530,173 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 7.0% |
| Avg Rent | $1,733 | $1,733 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
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 84094 (White City, 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 | $558,681 |
| Monthly Rent | $1,733 |
| Price-to-Rent | 26.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 Rent Trends
| 1-Year | -11.9% ▼ |
| 3-Year CAGR | -2.6% ▼ |
| 5-Year CAGR | N/A |
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 84094
Population: 28,277
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 84094
Schools in This ZIP Code
About Repit School Scores
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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 price range are homes in White City, UT?
Median home price in White City, UT is near $559K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
What is the tenant pool like in White City, UT?
Expect a solid tenant pool in White City, UT. The rental market absorbs $1,733/mo rents without meaningful friction.
Is White City, UT a friendly market for rental owners?
White City, UT falls under UT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How quickly do rentals get leased in White City, UT?
White City, UT carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,733/mo.
Which real estate strategy fits White City, UT?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in White City, UT. The numbers - $559K homes against $1,733/mo rents - support that play.
You know 84094 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84094 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 84094 ranks in Salt Lake City, UT
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