Real Estate Investing in West Valley City, Utah (84119)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84119 (West Valley 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.
No major risk flags on the data we track.
What’s happening in West Valley City, UT (84119)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84119 West Valley City
This part of Salt Lake County is not an easy win. The 84119 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 84119 is notable only for operators who understand what they are buying. A $437K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in West Valley City have seen price recovery that 84119 has not matched. Salt Lake County data supports the view that the spread is structural rather than temporary.
Resident income in 84119 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 84119 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 West Valley City:
Property Strategy for 84119
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $326,279 | $1,610 | 3.6% | +7.0% | $163,140 |
| 3BR | $414,619 | $2,150 | 3.7% | +6.9% | $138,206 |
| 4BR | $468,165 | $2,460 | 3.8% | +7.0% | $117,041 |
| 5BR | $508,410 | — | — | +7.0% | $101,682 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84119 Compare?
| Metric | 84119 | West Valley City | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $437,476 | $467,734 | N/A | $530,173 |
| 5-Year CAGR | 3.3% | 3.5% | N/A | 7.0% |
| Avg Rent | $1,480 | $1,623 | N/A | - |
| Cap Rate | 2.6% | 2.7% | - | - |
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 84119 (West Valley 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 | $437,476 |
| Monthly Rent | $1,480 |
| Price-to-Rent | 24.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +2.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 84119
Population: 50,745
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 84119
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
How much does a house cost in West Valley City, UT?
The median home value in West Valley City, UT is roughly $437K. That puts it reasonable relative to the UT statewide average.
What are vacancy rates like in West Valley City, UT?
Vacancy risk in West Valley City, UT is elevated. That supports even-keeled cash flow for typical rental holds.
What type of investing works in West Valley City, UT?
In West Valley City, UT the solid play is typically careful cash-flow rentals with hands-on management. The combination of $437K prices and $1,480/mo rents suits that approach.
How viable is house hacking in West Valley City, UT?
West Valley City, UT offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,480/mo rent level.
Is the tenant base reliable in West Valley City, UT?
West Valley City, UT offers a predictable renter base at the $1,480/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 84119 now. You don’t know where it ranks.
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How 84119 ranks in Salt Lake City, UT
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