Real Estate Investing in Washington Terrace, Utah (84405)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84405 (Washington Terrace, 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 28.1 — hard to cash-flow at these prices.
What’s happening in Washington Terrace, UT (84405)?
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Market Analysis: 84405 Washington Terrace
Put differently, ZIP 84405 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $460K median. It rewards specialists, not generalists.
For an experienced owner, 84405 can be a a viable market for hunting ground — but the discount at $460K reflects genuine risk that outside investors often underestimate.
Within UT, ZIP 84405 trails on several market indicators that neighboring Weber County submarkets outperform. The gap is real and impressive enough to shape underwriting.
On the rental side, 34,931 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Washington Terrace:
Property Strategy for 84405
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $339,595 | $1,530 | 3.2% | +7.0% | $169,798 |
| 3BR | $427,024 | $2,050 | 3.5% | +7.1% | $142,341 |
| 4BR | $451,861 | $2,480 | 4.0% | +7.5% | $112,965 |
| 5BR | $601,176 | — | — | +7.9% | $120,235 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84405 Compare?
| Metric | 84405 | Washington Terrace | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $459,651 | $459,651 | N/A | $530,173 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 7.0% |
| Avg Rent | $1,364 | $1,364 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
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 84405 (Washington Terrace, 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 | $459,651 |
| Monthly Rent | $1,364 |
| Price-to-Rent | 28.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 Rent Trends
| 1-Year | -9.7% ▼ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). 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 84405
Population: 34,931
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 84405
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
How does Washington Terrace, UT rate as a rental market?
Washington Terrace, UT rates 3.0/5 for investability. With median values at $460K and rents near $1,364/mo, the market offers reasonable fundamentals for rental investors.
Which investment style suits Washington Terrace, UT?
Investors usually favor careful cash-flow rentals with hands-on management in Washington Terrace, UT. With home values at $460K and rents near $1,364/mo, other strategies can work but produce measured rather than outsized returns.
Is housing expensive in Washington Terrace, UT?
Washington Terrace, UT median home values land near $460K. That is reasonable territory for investors looking at $1,364/mo-per-month rentals.
How qualified is the tenant pool in Washington Terrace, UT?
Expect a solid tenant pool in Washington Terrace, UT. The rental market absorbs $1,364/mo rents without meaningful friction.
Do rentals sit vacant long in Washington Terrace, UT?
Expect elevated vacancy in Washington Terrace, UT. Rents at $1,364/mo are absorbed by the tenant base without meaningful lag.
You know 84405 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84405 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 84405 ranks in Ogden-Clearfield, UT
Every ZIP in this metro, ranked. Free.
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