Real Estate Investing in West Valley City, Utah (84128)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84128 (West Valley City, UT)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 (84128)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84128 West Valley City
ZIP 84128 in West Valley City, UT carries a healthy set of headwinds. Home values near $493K and rents of $1,715/mo sit inside a market where underwriting has to be tight.
Rent of $1,715/mo on a $493K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84128 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in West Valley City have seen price recovery that 84128 has not matched. Salt Lake County data supports the view that the spread is structural rather than temporary.
The demographic picture in 84128 includes headwinds that any investor should price in. Income distribution skews lower than West Valley City averages, and tenant stability requires active management.
Strategically, 84128 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 84128
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $422,202 | $2,180 | 3.7% | +6.9% | $211,101 |
| 3BR | $484,410 | $2,910 | 4.3% | +7.3% | $161,470 |
| 4BR | $478,929 | $3,330 | 5.0% | +7.0% | $119,732 |
| 5BR | $534,649 | — | — | +7.0% | $106,930 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84128 Compare?
| Metric | 84128 | West Valley City | Salt Lake City, UT | Utah |
|---|---|---|---|---|
| Home Value | $493,338 | $467,734 | N/A | $530,173 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 7.0% |
| Avg Rent | $1,715 | $1,623 | N/A | - |
| Cap Rate | 2.7% | 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 84128 (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 | $493,338 |
| Monthly Rent | $1,715 |
| Price-to-Rent | 24.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 Rent Trends
| 1-Year | -14.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 84128
Population: 32,072
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 84128
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Monroe School
Philo T. Farnsworth School
Academy Park School
Jackling School
Valley Crest 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 6,048 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in West Valley City, UT?
The median home value in West Valley City, UT is roughly $493K. That puts it reasonable relative to the UT statewide average.
Are renters plentiful in West Valley City, UT?
West Valley City, UT draws a measured base of working renters. Demand at the $1,715/mo rent level is reasonable for standard single-family and small multi rentals.
What is the rental occupancy rate in West Valley City, UT?
Occupancy in West Valley City, UT runs steady with elevated vacancy. Well-priced units at $1,715/mo lease on reasonable timelines.
Which real estate strategy fits West Valley City, UT?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in West Valley City, UT. The numbers - $493K homes against $1,715/mo rents - support that play.
Is West Valley City, UT landlord-friendly?
UT law landlord-friendly for landlords, and West Valley City inherits those rules. Investors should still review local ordinances for rental licensing.
You know 84128 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84128 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 84128 ranks in Salt Lake City, UT
Every ZIP in this metro, ranked. Free.
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