Is Box Elder County, UT good for real estate investing?

Box Elder County has an investment score of 44/100, rated as "Avoid". The county ranks #902 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Box Elder?

The rent-to-price ratio in Box Elder County is 3.44% annually, which ranks in the 2th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Box Elder?

The median home price in Box Elder County is $441,304. This ranks #861 in affordability among all US counties.

Can you cash flow on rental properties in Box Elder?

Based on median values with 20% down at current rates, a typical rental in Box Elder County would generate negative cash flow of $1,492/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Box Elder County

UtahPopulation: 58,291

/100

Avoid

#902 of 1,000 counties

#24 in Utah (28 counties)

Market Snapshot

$441,304

Median Home Price

61% above national median

$1,264/mo

Median Rent

16% below national median

3.44%

Rent-to-Price Ratio

Top 98% nationally

-$1,492

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$441,304

Down Payment (20%)$88,261

Loan Amount$353,043

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,264

Monthly P&I-$2,313

Est. Expenses (35%)-$443

Net Cash Flow-$1,492/mo

2.2%

Cap Rate (all cash)

-17.6%

Cash-on-Cash Return

3.44%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.2% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

44/100

Cash Flow(30%)

22/100

Based on 3.44% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

70/100

Based on 2.0% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

39/100

Price-to-income ratio of 6.1x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (3.44%)
-Negative cash flow at typical financing (-$1,492/mo)
-Negative leverage (cap rate 2.2% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Economic Indicators

Population

58,291

Median Income

$72,769

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

6.1x

Less affordable

Compare to Nearby Counties

County					Verdict
UtahUT	49	$534,714	$1,798	4.03%	Hold	View
WeberUT	49	$450,369	$1,442	3.84%	Hold	View
CacheUT	48	$454,811	$1,496	3.95%	Hold	View
Salt LakeUT	45	$558,754	$1,607	3.45%	Hold	View
CurrentBox ElderUT	44	$441,304	$1,264	3.44%	Avoid
WashingtonUT	41	$522,143	$1,890	4.34%	Avoid	View

The Bottom Line

AvoidBox Elder may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Box Elder County in Utah scores 44/100, ranking #902 of 1,000 US counties (top 90%). The 3.44% rent-to-price ratio may require creative strategies or below-market purchases for positive cash flow. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow

$-1,492/mo

Cap Rate

2.2%

Cash-on-Cash

-17.6%

Ready to Analyze a Deal in Box Elder?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$441,304

Down Payment (20%)$88,261

Loan Amount$353,043

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,264

Monthly P&I-$2,313

Est. Expenses (35%)-$443

Net Cash Flow-$1,492/mo

2.2%

Cap Rate (all cash)

-17.6%

Cash-on-Cash Return

3.44%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.2% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

44/100

Cash Flow(30%)

22/100

Based on 3.44% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

70/100

Based on 2.0% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

39/100

Price-to-income ratio of 6.1x. Lower ratios indicate more affordable markets.

County

Verdict

UtahUT

$534,714

$1,798

4.03%

Hold

View

WeberUT

$450,369

$1,442

3.84%

Hold

View

CacheUT

$454,811

$1,496

3.95%

Hold

View

Salt LakeUT

$558,754

$1,607

3.45%

Hold

View

CurrentBox ElderUT

$441,304

$1,264

3.44%

Avoid

WashingtonUT

$522,143

$1,890

4.34%

Avoid

View

The Bottom Line

AvoidBox Elder may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Monthly Cash Flow

$-1,492/mo

Cap Rate

2.2%

Cash-on-Cash

-17.6%