Real Estate Investing in Collinston, Utah (84306)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84306 (Collinston, 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 poverty: 20.8% poverty rate — can affect rent collection.
- High price-to-rent: Price-to-rent ratio 55.1 — 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 Collinston, UT (84306)?
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Market Analysis: 84306 Collinston
The 84306 ZIP in Collinston, UT is a local-operator market. Outside capital chasing a $613K entry has to pair deep knowledge with the discount.
Rent of $927/mo on a $613K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84306 sits below the stated 0.0% once reality is priced in.
Looking more closely, 84306 offers a low basis, the region around Collinston has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 84306 ZIP's population of 362 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
The 84306 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 Collinston:
Market Trends
Home Value History (with trend line)
📊 How Does 84306 Compare?
| Metric | 84306 | Collinston | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $613,328 | $613,328 | N/A | $530,173 |
| 5-Year CAGR | N/A | N/A | N/A | 7.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 1.2% | 1.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84306 (Collinston, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $613,328 |
| Monthly Rent | $927 |
| Price-to-Rent | 55.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.8% |
| Cap Rate | 1.2% |
| 5-Year IRR | 2.7% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 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 (1.2%). 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 84306
Population: 362
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
🎓 Nearby Colleges & Universities
Investor Insight: With 8,690 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are vacancy rates like in Collinston, UT?
Collinston, UT sees elevated vacancy, which is reasonable relative to the broader UT rental market.
Are landlord laws favorable in Collinston, UT?
Rental owners in Collinston, UT deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the best play in Collinston, UT?
Collinston, UT investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($613K prices, $927/mo rents) make it a reasonable choice.
Is Collinston, UT a good market for FHA house hackers?
Collinston, UT offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $927/mo rent level.
What is the average home sale price in Collinston, UT?
Typical homes in Collinston, UT go for around $613K. The 5-year CAGR of 0.0% steady price movement.
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