Real Estate Investing in Bear River City, Utah (84301)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84301 (Bear River City, 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: 9.6% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 39.6 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bear River City, UT (84301)?
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Market Analysis: 84301 Bear River City
The 84301 ZIP covers a section of Bear River City that demands careful diligence. Prices near $475K look accessible, but the work to make a deal cash flow is real.
Rent of $999/mo on a $475K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84301 sits below the stated 0.0% once reality is priced in.
Within UT, ZIP 84301 trails on several market indicators that neighboring Box Elder County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Demographically, 84301 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Bear River City's stable or hybrid ZIPs before stepping into 84301. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Bear River City:
Market Trends
Home Value History (with trend line)
📊 How Does 84301 Compare?
| Metric | 84301 | Bear River City | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $474,820 | $474,820 | N/A | $530,173 |
| 5-Year CAGR | N/A | N/A | N/A | 7.0% |
| Avg Rent | $999 | $999 | N/A | - |
| Cap Rate | 1.6% | 1.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84301 (Bear River City, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $474,820 |
| Monthly Rent | $999 |
| Price-to-Rent | 39.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.6%). 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 84301
Population: 863
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 84301
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.
Frequently Asked Questions
Is Bear River City, UT a good market for buy-and-hold investors?
Bear River City, UT scores 2.0/5 for investability. Home values sit at $475K and rents near $999/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What do landlords charge for rent in Bear River City, UT?
Investors in Bear River City, UT typically see rents near $999/mo per month against $475K home values - a solid setup for rental cash flow.
How strict are landlord regulations in Bear River City, UT?
Bear River City, UT falls under UT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Does a duplex house hack pencil in Bear River City, UT?
House hacking in Bear River City, UT is reasonable to execute. Prices around $475K and rents of $999/mo solid owner-occupant economics.
Is vacancy a concern in Bear River City, UT?
Bear River City, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 84301 now. You don’t know where it ranks.
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How 84301 ranks in Ogden-Clearfield, UT
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