Real Estate Investing in Garland, Utah (84312)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84312 (Garland, UT)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 37.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Garland, UT (84312)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84312 Garland
ZIP 84312 inside Box Elder County looks affordable on the surface — median value of $432K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $432K asset, 84312 is the wrong submarket. If the plan prices in friction, the yield can still work.
On the rental side, 84312 offers a low basis, the region around Garland has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 84312 includes headwinds that any investor should price in. Income distribution skews lower than Garland averages, and tenant stability requires active management.
The 84312 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 Garland:
Market Trends
Home Value History (with trend line)
📊 How Does 84312 Compare?
| Metric | 84312 | Garland | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $431,615 | $431,615 | N/A | $530,173 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 7.0% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84312 (Garland, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $431,615 |
| Monthly Rent | $954 |
| Price-to-Rent | 37.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.7% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 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 84312
Population: 5,070
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 84312
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 type of investing works in Garland, UT?
In Garland, UT the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $432K prices and $954/mo rents suits that approach.
How strong is the working-renter base in Garland, UT?
Garland, UT offers a consistent renter base at the $954/mo rent level. Tenant turnover is reasonable for well-managed properties.
Should investors worry about vacancy in Garland, UT?
Vacancy risk in Garland, UT is elevated. That supports measured cash flow for typical rental holds.
Does Garland, UT favor landlords or tenants?
Garland, UT falls under UT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How much do tenants pay in Garland, UT?
The typical rental in Garland, UT commands about $954/mo monthly. That rent profile measured cash flow against the $432K purchase basis.
You know 84312 now. You don’t know where it ranks.
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How 84312 ranks in Ogden-Clearfield, UT
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