Is Washington County, UT good for real estate investing?

Washington County has an investment score of 41/100, rated as "Avoid". The county ranks #943 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Washington?

The rent-to-price ratio in Washington County is 4.34% annually, which ranks in the 10th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Washington?

The median home price in Washington County is $522,143. This ranks #919 in affordability among all US counties.

Can you cash flow on rental properties in Washington?

Based on median values with 20% down at current rates, a typical rental in Washington County would generate negative cash flow of $1,509/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Washington County

UtahPopulation: 183,297

/100

Avoid

#943 of 1,000 counties

#25 in Utah (28 counties)

Market Snapshot

$522,143

Median Home Price

91% above national median

$1,890/mo

Median Rent

26% above national median

4.34%

Rent-to-Price Ratio

Top 90% nationally

-$1,509

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$522,143

Down Payment (20%)$104,429

Loan Amount$417,714

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,890

Monthly P&I-$2,737

Est. Expenses (35%)-$662

Net Cash Flow-$1,509/mo

2.8%

Cap Rate (all cash)

-15.1%

Cash-on-Cash Return

4.34%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.8% 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

41/100

Cash Flow(30%)

35/100

Based on 4.34% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

50/100

Based on -0.1% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

27/100

Price-to-income ratio of 7.3x. 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 (4.34%)
-Declining home values (-0.1% YoY)
-Negative cash flow at typical financing (-$1,509/mo)
-Negative leverage (cap rate 2.8% < mortgage rate 6.9%)

Economic Indicators

Population

183,297

Median Income

$71,976

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

7.3x

Less affordable

Compare to Nearby Counties

County					Verdict
Salt LakeUT	45	$558,754	$1,607	3.45%	Hold	View
Box ElderUT	44	$441,304	$1,264	3.44%	Avoid	View
CurrentWashingtonUT	41	$522,143	$1,890	4.34%	Avoid
SummitUT	38	$1,277,356	$3,546	3.33%	Avoid	View
GrandUT	38	$579,354	Est. pending	—	Avoid	View
WasatchUT	36	$926,725	$2,680	3.47%	Avoid	View

The Bottom Line

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

Washington County in Utah scores 41/100, ranking #943 of 1,000 US counties (top 94%). The 4.34% 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

$-1,509/mo

Cap Rate

2.8%

Cash-on-Cash

-15.1%

Ready to Analyze a Deal in Washington?

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$522,143

Down Payment (20%)$104,429

Loan Amount$417,714

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,890

Monthly P&I-$2,737

Est. Expenses (35%)-$662

Net Cash Flow-$1,509/mo

2.8%

Cap Rate (all cash)

-15.1%

Cash-on-Cash Return

4.34%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.8% 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

41/100

Cash Flow(30%)

35/100

Based on 4.34% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

50/100

Based on -0.1% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

27/100

Price-to-income ratio of 7.3x. Lower ratios indicate more affordable markets.

County

Verdict

Salt LakeUT

$558,754

$1,607

3.45%

Hold

View

Box ElderUT

$441,304

$1,264

3.44%

Avoid

View

CurrentWashingtonUT

$522,143

$1,890

4.34%

Avoid

SummitUT

$1,277,356

$3,546

3.33%

Avoid

View

GrandUT

$579,354

Est. pending

—

Avoid

View

WasatchUT

$926,725

$2,680

3.47%

Avoid

View

The Bottom Line

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

Monthly Cash Flow

$-1,509/mo

Cap Rate

2.8%

Cash-on-Cash

-15.1%