Real Estate Investing in Ogden, Utah (84401)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84401 (Ogden, UT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.2% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
What’s happening in Ogden, UT (84401)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84401 Ogden
ZIP 84401 inside Weber County looks affordable on the surface — median value of $440K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 84401 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader UT picture, 84401 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 84401 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. healthy returns are possible in 84401, 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 Ogden:
Property Strategy for 84401
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $254,748 | $1,280 | 3.6% | +8.3% | $254,748 |
| 2BR | $328,424 | $1,610 | 3.5% | +8.5% | $164,212 |
| 3BR | $408,092 | $2,160 | 3.8% | +6.7% | $136,031 |
| 4BR | $493,097 | $2,610 | 3.8% | +7.7% | $123,274 |
| 5BR | $691,008 | — | — | +8.1% | $138,202 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84401 Compare?
| Metric | 84401 | Ogden | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $439,831 | $119,835 | N/A | $530,173 |
| 5-Year CAGR | 2.8% | 3.3% | N/A | 7.0% |
| Avg Rent | $1,450 | $1,494 | N/A | - |
| Cap Rate | 2.6% | 2.7% | - | - |
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 84401 (Ogden, UT). Anonymous, moderated, never written by AI.
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Property managers serving Weber County
Manage rentals here? List your business →KR Elite Real Estate offers HOA services and property management services, including maintenance, repairs, leasing, marketing, rent collection, and accounting. summary from their website
Nestwell Property Management is a top-rated property management company in Utah, offering services like property inspections, accounting, tenant screening, and rental marketing. summary from their website
Spectrum Property Management offers property management services in Utah. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $439,831 |
| Monthly Rent | $1,450 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 Rent Trends
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +4.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 84401
Population: 46,784
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 84401
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 10,955 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Ogden, UT?
Ogden, UT home values average about $440K. That price point suits investors targeting rentals with $1,450/mo in monthly income.
What is the rental occupancy rate in Ogden, UT?
Occupancy in Ogden, UT runs reliable with elevated vacancy. Well-priced units at $1,450/mo lease on reasonable timelines.
How strict are landlord regulations in Ogden, UT?
Ogden, UT operates under UT law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
How strong are rents in Ogden, UT?
The typical rental in Ogden, UT commands about $1,450/mo monthly. That rent profile steady cash flow against the $440K purchase basis.
Is Ogden, UT suited for a house hack?
The a challenging house-hack environment in Ogden, UT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 84401 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84401 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 84401 ranks in Ogden-Clearfield, UT
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