Real Estate Investing in Ogden, Utah (84404)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84404 (Ogden, 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 Ogden, UT (84404)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84404 Ogden
The 84404 ZIP covers a section of Ogden that demands careful diligence. Prices near $434K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 84404 can be a a strong candidate for hunting ground — but the discount at $434K reflects genuine risk that outside investors often underestimate.
The gap between 84404 and stronger Ogden ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 84404 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 84404 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Ogden:
Property Strategy for 84404
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $252,036 | $1,170 | 3.3% | +8.5% | $252,036 |
| 2BR | $311,555 | $1,470 | 3.4% | +7.9% | $155,777 |
| 3BR | $407,697 | $1,970 | 3.5% | +7.8% | $135,899 |
| 4BR | $447,008 | $2,380 | 3.8% | +7.9% | $111,752 |
| 5BR | $608,542 | — | — | +8.3% | $121,708 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84404 Compare?
| Metric | 84404 | Ogden | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $433,850 | $119,835 | N/A | $530,173 |
| 5-Year CAGR | 3.7% | 3.3% | N/A | 7.0% |
| Avg Rent | $1,597 | $1,494 | N/A | - |
| Cap Rate | 2.9% | 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 84404 (Ogden, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84404 (Ogden, UT)?
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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 | $433,850 |
| Monthly Rent | $1,597 |
| Price-to-Rent | 22.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 Rent Trends
| 1-Year | -4.7% ▼ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 84404
Population: 65,875
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 84404
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 8,200 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Ogden, UT?
Typical homes in Ogden, UT go for around $434K. The 5-year CAGR of 0.0% stable price movement.
Is Ogden, UT a good market for buy-and-hold investors?
Our data puts Ogden, UT at 3.0/5 for investability. Home prices of $434K and rents around $1,597/mo create a solid backdrop for investor activity.
Do landlords face vacancy issues in Ogden, UT?
Expect elevated vacancy in Ogden, UT. Rents at $1,597/mo are absorbed by the tenant base without meaningful lag.
How do landlord-tenant laws work in Ogden, UT?
UT law landlord-friendly for landlords, and Ogden inherits those rules. Investors should still review local ordinances for rental licensing.
How deep is the rental pool in Ogden, UT?
The tenant pool in Ogden, UT is solid, supported by local employment and population fundamentals. Rents of $1,597/mo are well-absorbed by the market.
You know 84404 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84404 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 84404 ranks in Ogden-Clearfield, UT
Every ZIP in this metro, ranked. Free.
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Community Ratings
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