Real Estate Investing in Smithfield, Utah (84335)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84335 (Smithfield, 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.
No major risk flags on the data we track.
What’s happening in Smithfield, UT (84335)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84335 Smithfield
The 84335 ZIP covers a section of Smithfield that demands careful diligence. Prices near $481K look accessible, but the work to make a deal cash flow is real.
Put differently, the numbers look inviting — $481K purchase price, 0.0% nominal cap — the work to hit that pro forma in 84335 is substantial and deserves full respect.
Within UT, ZIP 84335 trails on several market indicators that neighboring Cache County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Employment concentration in 84335 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. notable returns are possible in 84335, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Smithfield:
Property Strategy for 84335
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $406,565 | $1,840 | 3.3% | +7.5% | $135,522 |
| 4BR | $466,383 | $2,210 | 3.4% | +7.3% | $116,596 |
| 5BR | $565,603 | — | — | +7.5% | $113,121 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84335 Compare?
| Metric | 84335 | Smithfield | Logan, UT-ID | Utah |
|---|---|---|---|---|
| Home Value | $481,087 | $481,087 | N/A | $530,173 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 7.0% |
| Avg Rent | $1,818 | $1,818 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 84335 (Smithfield, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $481,087 |
| Monthly Rent | $1,818 |
| Price-to-Rent | 22.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (3.0%). 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 84335
Population: 16,278
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 84335
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 vacancy rate in Smithfield, UT?
Occupancy in Smithfield, UT runs steady with elevated vacancy. Well-priced units at $1,818/mo lease on reasonable timelines.
What is the renter demographic in Smithfield, UT?
Tenant quality in Smithfield, UT ranks as solid. Landlords generally report even-keeled occupancy at market rents of $1,818/mo.
Should investors consider Smithfield, UT?
With a 3.0/5 investability score, Smithfield, UT ranks as a solid market for rental property investors. Median prices of $481K and rents of $1,818/mo drive the underlying numbers.
What strategy should investors use in Smithfield, UT?
Investors usually favor careful cash-flow rentals with hands-on management in Smithfield, UT. With home values at $481K and rents near $1,818/mo, other strategies can work but produce steady rather than outsized returns.
What are rental rates like in Smithfield, UT?
Rental rates in Smithfield, UT average $1,818/mo. Tenant demand and $481K home values make the yield look reasonable by investor standards.
You know 84335 now. You don’t know where it ranks.
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How 84335 ranks in Logan, UT-ID
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