Real Estate Investing in Cottonwood Heights, Utah (84121)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84121 (Cottonwood Heights, UT)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 8.5% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 35.6 — hard to cash-flow at these prices.
What’s happening in Cottonwood Heights, UT (84121)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84121 Cottonwood Heights
ZIP 84121 inside Salt Lake County looks affordable on the surface — median value of $752K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 84121 can be a a credible choice for hunting ground — but the discount at $752K reflects genuine risk that outside investors often underestimate.
ZIP 84121's metrics run below Salt Lake County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Turning to rents, 39,204 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 84121 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Cottonwood Heights:
Property Strategy for 84121
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $568,273 | $1,680 | 2.1% | +8.8% | $568,273 |
| 2BR | $448,544 | $2,020 | 3.2% | +6.1% | $224,272 |
| 3BR | $637,806 | $2,700 | 3.0% | +7.4% | $212,602 |
| 4BR | $721,386 | $3,080 | 3.1% | +7.4% | $180,346 |
| 5BR | $915,661 | — | — | +7.7% | $183,132 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84121 Compare?
| Metric | 84121 | Cottonwood Heights | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $751,997 | $751,997 | N/A | $530,173 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 7.0% |
| Avg Rent | $1,760 | $1,760 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
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 84121 (Cottonwood Heights, 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 | $751,997 |
| Monthly Rent | $1,760 |
| Price-to-Rent | 35.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 Rent Trends
| 1-Year | -9.1% ▼ |
| 3-Year CAGR | -3.0% ▼ |
| 5-Year CAGR | +1.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). 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 84121
Population: 39,204
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 84121
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
Frequently Asked Questions
What is the median home value in Cottonwood Heights, UT?
Homes in Cottonwood Heights, UT typically sell near $752K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
Is it easy to find good tenants in Cottonwood Heights, UT?
The tenant pool in Cottonwood Heights, UT is solid, supported by local employment and population fundamentals. Rents of $1,760/mo are well-absorbed by the market.
How high is vacancy risk in Cottonwood Heights, UT?
Expect elevated vacancy in Cottonwood Heights, UT. Rents at $1,760/mo are absorbed by the tenant base without meaningful lag.
How viable is house hacking in Cottonwood Heights, UT?
For house hackers, Cottonwood Heights, UT is a challenging. The $1,760/mo rent on a unit helps defray the mortgage on a $752K property.
Is UT a landlord-friendly state?
Cottonwood Heights, UT operates under UT law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
You know 84121 now. You don’t know where it ranks.
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How 84121 ranks in Salt Lake City, UT
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