Real Estate Investing in Kearns, Utah (84118)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84118 (Kearns, 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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Kearns, UT (84118)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84118 Kearns
In practical terms, ZIP 84118 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $450K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84118 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Put differently, 84118 offers a low basis, the region around Kearns has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 84118 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Kearns:
Property Strategy for 84118
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $395,807 | $2,060 | 3.7% | +7.3% | $197,903 |
| 3BR | $421,439 | $2,750 | 4.7% | +7.1% | $140,480 |
| 4BR | $455,463 | $3,140 | 5.0% | +7.4% | $113,866 |
| 5BR | $490,561 | — | — | +6.8% | $98,112 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84118 Compare?
| Metric | 84118 | Kearns | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $449,735 | $449,735 | N/A | $530,173 |
| 5-Year CAGR | 3.6% | 3.6% | N/A | 7.0% |
| Avg Rent | $2,389 | $2,389 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84118 (Kearns, 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 | $449,735 |
| Monthly Rent | $2,389 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). 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 84118
Population: 41,969
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 84118
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 6,048 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which investment style suits Kearns, UT?
A careful cash-flow rentals with hands-on management strategy Kearns, UT best. The market produces consistent results for that approach at the $450K price point.
Is Kearns, UT a smart market for rental property?
With a 3.0/5 investability score, Kearns, UT ranks as a solid market for rental property investors. Median prices of $450K and rents of $2,389/mo drive the underlying numbers.
Do rentals sit vacant long in Kearns, UT?
Expect elevated vacancy in Kearns, UT. Rents at $2,389/mo are absorbed by the tenant base without meaningful lag.
Are eviction rules reasonable in Kearns, UT?
Kearns, UT falls under UT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How qualified is the tenant pool in Kearns, UT?
Expect a solid tenant pool in Kearns, UT. The rental market absorbs $2,389/mo rents without meaningful friction.
You know 84118 now. You don’t know where it ranks.
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How 84118 ranks in Salt Lake City, UT
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