Real Estate Investing in Lewiston, Utah (84320)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84320 (Lewiston, 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 price-to-rent: Price-to-rent ratio 41.8 — 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 Lewiston, UT (84320)?
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Market Analysis: 84320 Lewiston
Stepping back, ZIP 84320 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $479K median. It rewards specialists, not generalists.
On balance, the numbers look inviting — $479K purchase price, 0.0% nominal cap — the work to hit that pro forma in 84320 is substantial and deserves full respect.
In practical terms, 84320 offers a low basis, the region around Lewiston has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A robust renter share of 19% in 84320 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 84320 is an operator game, not a passive one. In practical terms, entry prices of $479K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Lewiston:
Market Trends
Home Value History (with trend line)
📊 How Does 84320 Compare?
| Metric | 84320 | Lewiston | Logan, UT-ID | Utah |
|---|---|---|---|---|
| Home Value | $478,828 | $478,828 | N/A | $530,173 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 7.0% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 1.6% | 1.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84320 (Lewiston, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $478,828 |
| Monthly Rent | $954 |
| Price-to-Rent | 41.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.6% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +9.3% ▲ |
🏠 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 (1.6%). 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 84320
Population: 2,773
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 84320
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 1,534 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Lewiston, UT?
Homes in Lewiston, UT typically sell near $479K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
What is the typical renter like in Lewiston, UT?
Tenant demand in Lewiston, UT is solid. The local workforce $954/mo rents across most rental classes.
Do landlords face vacancy issues in Lewiston, UT?
Lewiston, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What do landlords charge for rent in Lewiston, UT?
The typical rental in Lewiston, UT commands about $954/mo monthly. That rent profile consistent cash flow against the $479K purchase basis.
Is UT a landlord-friendly state?
UT law landlord-friendly for landlords, and Lewiston inherits those rules. Investors should still review local ordinances for rental licensing.
You know 84320 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84320 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 84320 ranks in Logan, UT-ID
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