Weber County

Weber County sits at a 2.56% cap rate and a rent-to-price ratio of 0.039, which places it squarely in appreciation territory, not cash-flow territory. At a $454,063 median purchase price and $1,490 median monthly rent, the math is straightforward and unforgiving: after a 20% down payment of roughly $90,800, you're looking at a $2,380 monthly mortgage at 6.85%, estimated additional expenses of $521, and a modeled cash flow of negative $1,411 per month. That's a cash-on-cash return of -16.21%. Home price appreciation of 0.27% year over year offers no near-term rescue. This is a market where the income does not cover the carry, and an investor needs to be clear-eyed about that before underwriting a single deal.

Given those numbers, Weber County does not suit a pure cash-flow buyer. The 29 cash-flow score (out of 100) and the 5th national percentile overall ranking say the same thing the model does: buying here at current prices and financing at current rates produces a significant monthly deficit. The appreciation score of 53 is the lone relative bright spot, suggesting the market has some upside potential on the price side, but 0.27% trailing appreciation is not a number to lean on in your projections. The investor this market might suit is one with substantial capital who can tolerate negative carry while betting on long-run price appreciation in a growing Utah metro, or a value-add operator who can acquire meaningfully below median and force equity through renovation, then hold or refinance into a lower-rate environment. For either strategy, discipline on entry price is everything. The affordability index of 35 signals that the pool of owner-occupant buyers is constrained, which can be a double-edged sword: it may support rental demand, but it also reflects how expensive the market has become relative to local incomes.

The taxInsurance data does provide one genuine tailwind worth noting. Utah's state-average effective property tax rate is estimated at 0.63%, producing an annual tax bill of roughly $2,861 on a $454,063 asset, or about $239 per month. Combined with an estimated $72 in monthly insurance, the combined tax-and-insurance carry runs approximately $310 per month. That is a low rate by national standards, and the propertyTaxFlag confirms it. For a county where the rent-to-price ratio is already squeezed, a low tax burden materially reduces the gap an investor needs to close. That said, this is a state-average estimate, and actual Weber County or township-level rates may differ, so verify the specific parcel rate before finalizing your underwrite.

Comparing Weber to its neighbors clarifies where it sits in the Utah landscape. Salt Lake County to the south carries a higher median price ($558,754) but a lower rent-to-price ratio of 0.0345, making it worse on yield despite a slightly higher overall score of 45. Washington County offers a notably better rent-to-price ratio of 0.0434 on a $522,143 median, which makes it the cleaner cash-flow option among Utah's larger counties, even if it's still far from breakeven at current rates. Summit County ($1.28M median, 0.0333 ratio, score of 38) and Wasatch County ($935,784 median, 0.0323 ratio, score of 36) are both high-price, low-yield markets that make Weber look accessible by comparison. Grand County carries a higher price than Weber with no rent data provided, limiting direct comparison. Within this peer set, Weber's advantage is the lowest median price among the named counties and a rent-to-price ratio that, while thin, beats Salt Lake, Summit, and Wasatch. An investor should choose Weber over those three if their thesis is lowest-barrier entry into northern Utah with modest yield and a long hold. An investor prioritizing income yield should look at Washington County first.

The stability score of 50 and a population of nearly 263,000 suggest a mid-sized market without obvious concentration in a single employer or sector, but no economic anchor data was provided to evaluate the depth of the local job base. What the score implies is a market that is neither particularly exposed nor particularly insulated. The affordability index of 35 is the sharpest risk flag in the data: when fewer than four in ten households can realistically afford the median home, downward price pressure can emerge if rate relief doesn't materialize, and rent growth may be capped by the same income constraints that make homeownership unaffordable. An investor underwriting Weber County should stress-test for flat rents, build in the negative carry explicitly, and size their capital reserves to sustain that deficit over a multi-year hold.