Real Estate Investing in Providence, Utah (84332)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84332 (Providence, 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 28.1 — hard to cash-flow at these prices.
What’s happening in Providence, UT (84332)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84332 Providence
On balance, ZIP 84332 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $515K median. It rewards specialists, not generalists.
The investment case in 84332 is sturdy only for operators who understand what they are buying. A $515K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within UT, ZIP 84332 trails on several market indicators that neighboring Cache County submarkets outperform. The gap is real and notable enough to shape underwriting.
The 84332 ZIP's population of 8,680 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Experienced landlords with local relationships tend to find 84332 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Providence:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84332 Compare?
| Metric | 84332 | Providence | Logan, UT-ID | Utah |
|---|---|---|---|---|
| Home Value | $514,743 | $514,743 | N/A | $530,173 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 7.0% |
| Avg Rent | $1,525 | $1,525 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84332 (Providence, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $514,743 |
| Monthly Rent | $1,525 |
| Price-to-Rent | 28.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (2.3%). 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 84332
Population: 8,680
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 84332
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Millville School
Ridgeline High School
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
How much should I expect to pay for a home in Providence, UT?
Typical homes in Providence, UT go for around $515K. The 5-year CAGR of 0.0% stable price movement.
What is the best play in Providence, UT?
Providence, UT investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($515K prices, $1,525/mo rents) make it a reasonable choice.
What kind of vacancy should I budget for in Providence, UT?
Providence, UT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is rental property easy to operate in Providence, UT?
The landlord environment in Providence, UT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Does Providence, UT make sense for an investment property?
With a 3.0/5 investability score, Providence, UT ranks as a solid market for rental property investors. Median prices of $515K and rents of $1,525/mo drive the underlying numbers.
You know 84332 now. You don’t know where it ranks.
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How 84332 ranks in Logan, UT-ID
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