Real Estate Investing in Leeds, Utah (84746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84746 (Leeds, UT)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 14.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 41.6 — 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 Leeds, UT (84746)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84746 Leeds
This part of Washington is not an easy win. The 84746 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From a cash-flow lens, the numbers look inviting — $642K purchase price, 0.0% nominal cap — the work to hit that pro forma in 84746 is substantial and deserves full respect.
In the broader UT picture, 84746 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 84746 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Leeds's stable or hybrid ZIPs before stepping into 84746. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Leeds:
Property Strategy for 84746
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $583,872 | $1,880 | 2.3% | +8.6% | $194,624 |
| 4BR | $672,866 | $2,380 | 2.5% | +8.2% | $168,217 |
Market Trends
Home Value History (with trend line)
📊 How Does 84746 Compare?
| Metric | 84746 | Leeds | Utah |
|---|---|---|---|
| Home Value | $642,203 | $642,203 | $530,173 |
| 5-Year CAGR | 3.9% | 3.9% | 7.0% |
| Avg Rent | $1,287 | $1,287 | - |
| Cap Rate | 1.6% | 1.6% | - |
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 84746 (Leeds, UT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 84746 (Leeds, UT)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $642,203 |
| Monthly Rent | $1,287 |
| Price-to-Rent | 41.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.6% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +9.9% ▲ |
🏠 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 (1.6%). 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 84746
Population: 1,251
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much does a house cost in Leeds, UT?
Homes in Leeds, UT typically sell near $642K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
What kind of tenants rent in Leeds, UT?
Leeds, UT offers a predictable renter base at the $1,287/mo rent level. Tenant turnover is reasonable for well-managed properties.
Should investors worry about vacancy in Leeds, UT?
Vacancy in Leeds, UT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,287/mo.
Can I house hack in Leeds, UT?
Leeds, UT offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,287/mo rent level.
Are landlord laws favorable in Leeds, UT?
Rental owners in Leeds, UT deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 84746 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84746 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.
AI Market Advisor
Ask questions about investing in 84746 (Leeds)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 84746 (Leeds, UT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.