Is Tooele County, UT good for real estate investing?

Tooele County has an investment score of 41/100, rated as "Avoid". The county ranks #741 nationally among 1000 counties analyzed.

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

The rent-to-price ratio in Tooele County is 4.32% annually, which ranks in the 11th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Tooele?

The median home price in Tooele County is $481,741. This ranks #928 in affordability among all US counties.

Can you cash flow on rental properties in Tooele?

Based on median values with 20% down at current rates, a typical rental in Tooele County would generate negative cash flow of $1,397/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Tooele County

UtahPopulation: 74,032

/100

Avoid

#741 of 1,000 counties

#22 in Utah (28 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 20, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$481,741

Median Home Price

110% above national median

$1,735/mo

Median Rent

20% above national median

4.32%

Rent-to-Price Ratio

Top 89% nationally

-$1,397

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,735/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$361,306	-$766/mo	3.8%	-11.1%
Median typical MLS deal	$481,741	-$1,397/mo	2.8%	-15.1%
125% of median newer / premium	$602,176	-$2,029/mo	2.3%	-17.6%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$481,741

Down Payment (20%)$96,348

Loan Amount$385,393

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,735

Monthly P&I-$2,525

Est. Expenses (35%)-$607

Net Cash Flow-$1,397/mo

2.8%

Cap Rate (all cash)

-15.1%

Cash-on-Cash Return

4.32%

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 4.32% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

49/100

Based on -0.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

31/100

Based on price relative to estimated local incomes.

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 (4.32%)
-Declining home values (-0.2% YoY)
-Negative cash flow at typical financing (-$1,397/mo)
-Negative leverage (cap rate 2.8% < mortgage rate 6.9%)

Economic Indicators

Population

74,032

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year
−You rely on FHA-style financing: prices are stretched relative to local incomes

Compare to Nearby Counties

County					Verdict
Salt LakeUT	45	$558,754	$1,607	3.45%	Hold	View
CurrentTooeleUT	41	$481,741	$1,735	4.32%	Avoid
WashingtonUT	41	$522,143	$1,890	4.34%	Avoid	View
SummitUT	38	$1,277,356	$3,546	3.33%	Avoid	View
GrandUT	38	$579,354	Est. pending	—	Avoid	View
WasatchUT	36	$935,784	$2,515	3.23%	Avoid	View

The Bottom Line

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

Tooele County in Utah scores 41/100, ranking #741 of 1,000 US counties (top 95%). At 20% down and current rates, a median-priced rental loses about $1397/month; the 4.32% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-1,397/mo

Cap Rate

2.8%

Cash-on-Cash

-15.1%

Related markets

Markets like Tooele with stronger cash flow

Head-to-head comparisons

All counties in Utah →

Rent vs buy in Utah cities

Rent vs buy in Salt Lake City, UTMedian $558,754 · rent $1,607/mo Rent vs buy in West Valley City, UTMedian $558,754 · rent $1,607/mo Rent vs buy in Provo, UTMedian $534,714 · rent $1,798/mo Rent vs buy in West Jordan, UTMedian $558,754 · rent $1,607/mo Rent vs buy in Orem, UTMedian $534,714 · rent $1,798/mo All Utah citiesFull rent-vs-buy directory for the state

Ready to Analyze a Deal in Tooele?

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

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Scenario comparison

Same $1,735/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$361,306	-$766/mo	3.8%	-11.1%
Median typical MLS deal	$481,741	-$1,397/mo	2.8%	-15.1%
125% of median newer / premium	$602,176	-$2,029/mo	2.3%	-17.6%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$481,741

Down Payment (20%)$96,348

Loan Amount$385,393

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,735

Monthly P&I-$2,525

Est. Expenses (35%)-$607

Net Cash Flow-$1,397/mo

2.8%

Cap Rate (all cash)

-15.1%

Cash-on-Cash Return

4.32%

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 4.32% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

49/100

Based on -0.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

31/100

Based on price relative to estimated local incomes.

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year
−You rely on FHA-style financing: prices are stretched relative to local incomes

County

Verdict

Salt LakeUT

$558,754

$1,607

3.45%

Hold

View

CurrentTooeleUT

$481,741

$1,735

4.32%

Avoid

WashingtonUT

$522,143

$1,890

4.34%

Avoid

View

SummitUT

$1,277,356

$3,546

3.33%

Avoid

View

GrandUT

$579,354

Est. pending

—

Avoid

View

WasatchUT

$935,784

$2,515

3.23%

Avoid

View

The Bottom Line

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

Monthly Cash Flow

$-1,397/mo

Cap Rate

2.8%

Cash-on-Cash

-15.1%