Real Estate Investing in Eden, Utah (84310)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84310 (Eden, 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.
- High vacancy: 30.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 38.9 — hard to cash-flow at these prices.
What’s happening in Eden, UT (84310)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84310 Eden
The 84310 ZIP covers a section of Eden that demands careful diligence. Prices near $853K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 84310 can be a worth a close look for hunting ground — but the discount at $853K reflects genuine risk that outside investors often underestimate.
ZIP 84310's metrics run below Weber County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
On the rental side, 5,002 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 84310 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 Eden:
Property Strategy for 84310
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $472,665 | $1,580 | 2.4% | +8.5% | $236,333 |
| 3BR | $781,425 | $2,120 | 2.0% | +10.2% | $260,475 |
| 4BR | $975,085 | $2,560 | 1.9% | +11.4% | $243,771 |
| 5BR | $1,173,529 | — | — | +11.7% | $234,706 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84310 Compare?
| Metric | 84310 | Eden | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $852,839 | $852,839 | N/A | $530,173 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 7.0% |
| Avg Rent | $1,825 | $1,825 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
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 84310 (Eden, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84310 (Eden, UT)?
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Property managers serving Weber County
Manage rentals here? List your business →KR Elite Real Estate offers HOA services and property management services, including maintenance, repairs, leasing, marketing, rent collection, and accounting. summary from their website
Nestwell Property Management is a top-rated property management company in Utah, offering services like property inspections, accounting, tenant screening, and rental marketing. summary from their website
Spectrum Property Management offers property management services in Utah. 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 | $852,839 |
| Monthly Rent | $1,825 |
| Price-to-Rent | 38.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +9.1% ▲ |
🏠 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 (1.7%). 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 84310
Population: 5,002
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 84310
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 8,200 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How quickly do rentals get leased in Eden, UT?
Eden, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How much is rent in Eden, UT?
Investors in Eden, UT typically see rents near $1,825/mo per month against $853K home values - a solid setup for rental cash flow.
Are landlord laws favorable in Eden, UT?
UT ranks as a landlord-friendly state for landlord-tenant law. Eden generally follows the statewide framework, so landlords face reasonable operating rules.
Can owner-occupants cash flow in Eden, UT?
The a challenging house-hack environment in Eden, UT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Does Eden, UT make sense for an investment property?
Our data puts Eden, UT at 3.0/5 for investability. Home prices of $853K and rents around $1,825/mo create a solid backdrop for investor activity.
You know 84310 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84310 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 84310 ranks in Ogden-Clearfield, UT
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