Real Estate Investing in Deweyville, Utah (84309)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84309 (Deweyville, 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.
- High vacancy: 32.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 48.3 — 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 Deweyville, UT (84309)?
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Market Analysis: 84309 Deweyville
Not every below-median market is a bargain. Deweyville's 84309 ZIP shows signals that favor experienced operators who can absorb the risk $595K pricing implies.
The investment case in 84309 is impressive only for operators who understand what they are buying. A $595K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 84309 sits on the difficult end of the UT spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
A durable renter share of 2% in 84309 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 84309 is an operator game, not a passive one. On balance, entry prices of $595K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Deweyville:
Market Trends
Home Value History (with trend line)
📊 How Does 84309 Compare?
| Metric | 84309 | Deweyville | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $594,577 | $594,577 | N/A | $530,173 |
| 5-Year CAGR | N/A | N/A | N/A | 7.0% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 1.4% | 1.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84309 (Deweyville, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $594,577 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 48.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.4% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +7.4% ▲ |
| 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 (1.4%). 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 84309
Population: 791
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 is the typical home price in Deweyville, UT?
Homes in Deweyville, UT typically sell near $595K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
What kind of tenants rent in Deweyville, UT?
Deweyville, UT offers a measured renter base at the $1,026/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Deweyville, UT a good market for FHA house hackers?
Deweyville, UT offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,026/mo rent level.
Is vacancy a concern in Deweyville, UT?
Expect elevated vacancy in Deweyville, UT. Rents at $1,026/mo are absorbed by the tenant base without meaningful lag.
Are eviction rules reasonable in Deweyville, UT?
For rental operators, Deweyville, UT rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
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