Real Estate Investing in Wellsville, Utah (84339)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84339 (Wellsville, 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 49.3 — 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 Wellsville, UT (84339)?
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Market Analysis: 84339 Wellsville
ZIP 84339 in Wellsville, UT carries a resilient set of headwinds. Home values near $570K and rents of $963/mo sit inside a market where underwriting has to be tight.
The 84339 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 84339 sits on the difficult end of the UT spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 84339 includes headwinds that any investor should price in. Income distribution skews lower than Wellsville averages, and tenant stability requires active management.
Distressed ZIPs reward experience. resilient returns are possible in 84339, 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 Wellsville:
Market Trends
Home Value History (with trend line)
📊 How Does 84339 Compare?
| Metric | 84339 | Wellsville | Logan, UT-ID | Utah |
|---|---|---|---|---|
| Home Value | $569,601 | $569,601 | N/A | $530,173 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 7.0% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 1.3% | 1.3% | - | - |
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 84339 (Wellsville, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $569,601 |
| Monthly Rent | $963 |
| Price-to-Rent | 49.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.0% |
| Cap Rate | 1.3% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 84339
Population: 5,992
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 84339
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
How much do tenants pay in Wellsville, UT?
Rent in Wellsville, UT is around $963/mo. The resulting rent-to-value relationship with $570K pricing is reasonable for most investor models.
Is Wellsville, UT better for rentals, flips, or BRRRR?
Wellsville, UT investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($570K prices, $963/mo rents) make it a reasonable choice.
Is Wellsville, UT a good place for real estate investing?
Yes - Wellsville, UT a 3.0/5 investability score. With $570K home prices against $963/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are eviction rules reasonable in Wellsville, UT?
Wellsville, UT falls under UT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Should investors worry about vacancy in Wellsville, UT?
Wellsville, UT sees elevated vacancy, which is reasonable relative to the broader UT rental market.
You know 84339 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84339 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 84339 ranks in Logan, UT-ID
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