Real Estate Investing in Willard, Utah (84340)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84340 (Willard, 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 32.3 — 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 Willard, UT (84340)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84340 Willard
Looking more closely, ZIP 84340 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $585K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84340 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 84340 sits on the difficult end of the UT spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A significant renter share of 13% in 84340 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 84340 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 Willard:
Market Trends
Home Value History (with trend line)
📊 How Does 84340 Compare?
| Metric | 84340 | Willard | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $585,086 | $585,086 | N/A | $530,173 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 7.0% |
| Avg Rent | $1,512 | $1,512 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
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 84340 (Willard, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $585,086 |
| Monthly Rent | $1,512 |
| Price-to-Rent | 32.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (2.0%). 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 84340
Population: 3,386
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 84340
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 1,238 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Willard, UT?
Willard, UT median home values land near $585K. That is reasonable territory for investors looking at $1,512/mo-per-month rentals.
How strong is tenant demand in Willard, UT?
Willard, UT draws a predictable base of working renters. Demand at the $1,512/mo rent level is reasonable for standard single-family and small multi rentals.
What monthly rent should investors expect in Willard, UT?
Rental rates in Willard, UT average $1,512/mo. Tenant demand and $585K home values make the yield look reasonable by investor standards.
Is house hacking profitable in Willard, UT?
House hacking works a challenging in Willard, UT. Rents of $1,512/mo against $585K acquisition make the strategy solid for owner-occupants.
Is Willard, UT good for landlords?
Willard, UT falls under UT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 84340 now. You don’t know where it ranks.
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How 84340 ranks in Ogden-Clearfield, UT
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