Real Estate Investing in Salt Lake City, Utah (84105)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84105 (Salt Lake City, 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 32.1 — hard to cash-flow at these prices.
What’s happening in Salt Lake City, UT (84105)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84105 Salt Lake City
Not every below-median market is a bargain. Salt Lake City's 84105 ZIP comes in at signals that favor experienced operators who can absorb the risk $731K pricing implies.
The 84105 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
On the rental side, 84105 offers a low basis, the region around Salt Lake City has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 84105 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 84105 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 Salt Lake City:
Property Strategy for 84105
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $499,107 | $1,460 | 2.1% | +3.8% | $499,107 |
| 2BR | $561,527 | $1,750 | 2.2% | +6.5% | $280,764 |
| 3BR | $688,869 | $2,340 | 2.4% | +6.3% | $229,623 |
| 4BR | $808,382 | $2,670 | 2.4% | +6.2% | $202,096 |
| 5BR | $1,009,814 | — | — | +6.7% | $201,963 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84105 Compare?
| Metric | 84105 | Salt Lake City | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $731,397 | $169,092 | N/A | $530,173 |
| 5-Year CAGR | 3.2% | 2.9% | N/A | 7.0% |
| Avg Rent | $1,900 | $1,767 | N/A | - |
| Cap Rate | 2.0% | 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 84105 (Salt Lake 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 | $731,397 |
| Monthly Rent | $1,900 |
| Price-to-Rent | 32.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +7.0% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | -1.0% ▼ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.0%). 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 84105
Population: 22,963
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 84105
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
City Academy
Salt Lake Center for Science Education Bryant
Horizonte Instruction & Training Center
Nibley Park School
Utah International Charter School
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 3,490 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which investment style suits Salt Lake City, UT?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Salt Lake City, UT. The numbers - $731K homes against $1,900/mo rents - support that play.
Where do rents currently stand in Salt Lake City, UT?
Average rent in Salt Lake City, UT is approximately $1,900/mo per month. Against $731K home values that yields a reasonable rent-to-price ratio.
What is the renter demographic in Salt Lake City, UT?
Salt Lake City, UT draws a stable base of working renters. Demand at the $1,900/mo rent level is reasonable for standard single-family and small multi rentals.
Is Salt Lake City, UT a friendly market for rental owners?
UT law landlord-friendly for landlords, and Salt Lake City inherits those rules. Investors should still review local ordinances for rental licensing.
Can I live-in-and-rent in Salt Lake City, UT?
For house hackers, Salt Lake City, UT is a challenging. The $1,900/mo rent on a unit helps defray the mortgage on a $731K property.
You know 84105 now. You don’t know where it ranks.
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How 84105 ranks in Salt Lake City, UT
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