Real Estate Investing in Mantua, Utah (84324)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84324 (Mantua, 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.
- Elevated vacancy: 9.2% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 48.6 — 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 Mantua, UT (84324)?
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Market Analysis: 84324 Mantua
Investors eyeing 84324 need to respect the fundamentals at play. Home values of $677K come alongside slower price movement and elevated management overhead.
For an experienced owner, 84324 can be a worth a close look for hunting ground — but the discount at $677K reflects genuine risk that outside investors often underestimate.
Within UT, ZIP 84324 trails on several market indicators that neighboring Box Elder County submarkets outperform. The gap is real and significant enough to shape underwriting.
Resident income in 84324 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Mantua's stable or hybrid ZIPs before stepping into 84324. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Mantua:
Market Trends
Home Value History (with trend line)
📊 How Does 84324 Compare?
| Metric | 84324 | Mantua | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $677,303 | $677,303 | N/A | $530,173 |
| 5-Year CAGR | N/A | N/A | N/A | 7.0% |
| Avg Rent | $1,161 | $1,161 | N/A | - |
| Cap Rate | 1.3% | 1.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84324 (Mantua, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $677,303 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 48.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.3% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 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 (1.3%). 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 84324
Population: 1,642
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
Frequently Asked Questions
What is the best play in Mantua, UT?
A careful cash-flow rentals with hands-on management strategy Mantua, UT best. The market produces measured results for that approach at the $677K price point.
Do landlords face vacancy issues in Mantua, UT?
Vacancy in Mantua, UT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,161/mo.
What kind of market is Mantua, UT for investors?
The 2.0/5 investability rating in Mantua, UT reflects its $677K prices and $1,161/mo rents. Investors generally consider it a solid option within UT.
Is rental property easy to operate in Mantua, UT?
For rental operators, Mantua, UT rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What kind of tenants rent in Mantua, UT?
Expect a solid tenant pool in Mantua, UT. The rental market absorbs $1,161/mo rents without meaningful friction.
You know 84324 now. You don’t know where it ranks.
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How 84324 ranks in Ogden-Clearfield, UT
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