Real Estate Investing in Logan, Utah (84321)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84321 (Logan, 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 27.6 — hard to cash-flow at these prices.
What’s happening in Logan, UT (84321)?
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Market Analysis: 84321 Logan
ZIP 84321 in Logan, UT carries a substantial set of headwinds. Home values near $426K and rents of $1,289/mo sit inside a market where underwriting has to be tight.
The investment case in 84321 is impressive only for operators who understand what they are buying. A $426K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader UT picture, 84321 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 84321 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Logan:
Property Strategy for 84321
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $272,333 | $1,180 | 3.1% | +6.7% | $136,167 |
| 3BR | $374,231 | $1,640 | 3.2% | +7.3% | $124,744 |
| 4BR | $439,095 | $1,980 | 3.2% | +7.5% | $109,774 |
| 5BR | $550,091 | — | — | +7.7% | $110,018 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84321 Compare?
| Metric | 84321 | Logan | Logan, UT-ID | Utah |
|---|---|---|---|---|
| Home Value | $426,229 | $213,114 | N/A | $530,173 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 7.0% |
| Avg Rent | $1,289 | $1,289 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
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 84321 (Logan, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $426,229 |
| Monthly Rent | $1,289 |
| Price-to-Rent | 27.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 Rent Trends
| 1-Year | -8.3% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 84321
Population: 49,811
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 84321
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 8,690 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 Logan, UT?
Homes in Logan, UT typically sell near $426K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
What kind of tenants rent in Logan, UT?
Logan, UT offers a stable renter base at the $1,289/mo rent level. Tenant turnover is reasonable for well-managed properties.
How much do tenants pay in Logan, UT?
Expect rents around $1,289/mo per month in Logan, UT. With home values at $426K, the yield math works out to reasonable levels for rental investors.
How high is vacancy risk in Logan, UT?
Vacancy risk in Logan, UT is elevated. That supports reliable cash flow for typical rental holds.
Is Logan, UT landlord-friendly?
UT law landlord-friendly for landlords, and Logan inherits those rules. Investors should still review local ordinances for rental licensing.
You know 84321 now. You don’t know where it ranks.
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How 84321 ranks in Logan, UT-ID
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