Real Estate Investing in Brigham City, Utah (84302)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84302 (Brigham 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 Brigham City, UT (84302)?
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Market Analysis: 84302 Brigham City
ZIP 84302 inside Box Elder County looks affordable on the surface — median value of $435K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,648/mo on a $435K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84302 sits below the stated 0.0% once reality is priced in.
ZIP 84302's metrics run below Box Elder County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 84302 includes headwinds that any investor should price in. Income distribution skews lower than Brigham City averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 84302 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Brigham City:
Property Strategy for 84302
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $334,749 | $1,080 | 2.3% | +8.2% | $167,375 |
| 3BR | $388,883 | $1,500 | 2.8% | +7.3% | $129,628 |
| 4BR | $434,886 | $1,810 | 3.0% | +7.6% | $108,722 |
| 5BR | $515,951 | — | — | +7.5% | $103,190 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84302 Compare?
| Metric | 84302 | Brigham City | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $435,492 | $435,492 | N/A | $530,173 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 7.0% |
| Avg Rent | $1,648 | $1,648 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 84302 (Brigham City, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $435,492 |
| Monthly Rent | $1,648 |
| Price-to-Rent | 22.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 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 (3.0%). 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 84302
Population: 26,711
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 84302
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
What do landlords charge for rent in Brigham City, UT?
Expect rents around $1,648/mo per month in Brigham City, UT. With home values at $435K, the yield math works out to reasonable levels for rental investors.
What price range are homes in Brigham City, UT?
Median home price in Brigham City, UT is near $435K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
What kind of market is Brigham City, UT for investors?
Investors tracking Brigham City, UT will find a 3.0/5 rating supported by $435K median home values and $1,648/mo rents. That profile suits long-term holders targeting steady returns.
Do rentals sit vacant long in Brigham City, UT?
Rental vacancy in Brigham City, UT is elevated. Investors should budget normal turnover but not chronic empty units.
Can I live-in-and-rent in Brigham City, UT?
House hacking in Brigham City, UT is a challenging. With home values around $435K and rents at $1,648/mo, owner-occupants can offset a meaningful share of PITI.
You know 84302 now. You don’t know where it ranks.
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How 84302 ranks in Ogden-Clearfield, UT
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