Rental market · West Valley City, UT · Incorporated city
West Valley City, UT: average rent, home values, and rental yield
Mountain · Population 137,955
How West Valley City ranks nationally
Each bar places West Valley City against all 1,863 ranked U.S. markets: the marker is this city and further right is more favorable to an investor; the tick marks the national median. Inverted measures (crime, vacancy, price-to-income) are already flipped so higher always means better here.
What a deal looks like here
A market-level buy-box for West Valley City, built from this market's own numbers: the investor-entry price, its rent, and local carrying costs. An illustrative scenario, not a listing.
At 25% down and 7%, this representative scenario runs negative (about −$1,225/mo); it reaches cash-flow break-even around 70% down.
Buy target = Zillow Bottom-Tier ZHVI (5th–35th percentile) $408,211; typical home value $472,174. Rent = Zillow ZORI typical asking rent. Assumptions: 25% down, 7% / 30-yr, 5% vacancy, 8% management, 5% maintenance, 5% capex, 0.5% insurance, 0.63% property tax. Illustrative market-level scenario: not a listing, appraisal, recommendation, or underwriting decision. As of 2026-07-10.
Market Negotiation Leverage
Balanced (47th percentile among 2,222 cities with Redfin coverage)
Equal-weight composite of three Redfin signals’ national percentiles (days on market 33, months of supply 2.7, sale-to-list 99.4%), direction-adjusted so a higher percentile always means more room for a buyer to negotiate. This is a cross-sectional snapshot against every other tracked city today, not a seasonal or historical baseline for this specific city (no multi-year time series is committed for this data). Not a prediction of what any specific seller will accept. Source: Redfin Data Center. See how this is calculated.
Measured market data
Measured observations for West Valley City, shown as context beside the market score (none of it feeds the score), and the model weights are unchanged. These are different measurements from the Census figures in the factor table: the ACS median value is what owners report in a 5-year survey, while ZHVI is a monthly index of typical value; ACS median gross rent is what sitting tenants pay including utilities, while ZORI indexes asking rent on newly listed units. Neither corrects the other. Monthly series, revised in recent months, observed 2026-07, not live.
| Zillow Home Value Index (ZHVI, mid tier) | $472,174 |
|---|---|
| ZHVI bottom tier (5th–35th pct) | $408,211 |
| ZHVI top tier (65th–95th pct) | $550,061 |
| ZHVI, single-family only | $477,566 |
| Zillow asking-rent index (ZORI) | $1,553/mo |
| Measured gross yield (ZORI × 12 ÷ ZHVI) | 3.95% |
| Market heat index | 58 |
| Median days to pending | 15 |
| Share of listings with a price cut | 31.0% |
| Median sale-to-list ratio | 100.0% |
| For-sale inventory | 275 |
| New listings | 107 |
| Median list price | $471,132 |
| Median sale price | $480,500 |
| Measured 3-yr value growth | 1.47%/yr |
| Measured 5-yr value growth | 3.21%/yr |
| Measured 3-yr rent growth | 0.25%/yr |
| Price–rent divergence (value − rent growth) | 1.23%/yr |
| ZHVI, 2-bedroom | $391,555 |
| ZHVI, 3-bedroom | $455,360 |
| ZHVI, 4-bedroom | $478,126 |
| ZHVI, 5-bedroom | $526,516 |
Source: Zillow Economic Research public research data, observation month 2026-07. Zillow is not affiliated with, and does not endorse, Compounding Estates.
Price & rent history
Home value $140,703 → $472,174 (2000-01–2026-07) · Asking rent $914 → $1,553 (2016-03–2026-07)
Source: Zillow ZHVI (home value) and ZORI (asking rent) - monthly resolution for the last ~10 years (since 2016-08), quarterly before that. Home value uses the left axis, rent the right; toggle either series, change the range, hover to read any point. Gaps in the source series are left as gaps - never interpolated.
ZIP markets in West Valley City
8 Census ZIP Codes (ZCTAs) officially overlap West Valley City by land area · 8 data-eligible for subscores. Overlap is Census land-area share, not a population or address share. Each ZIP Code's overall Rental Investor ZIP Score, grade and canonical national rank are shown below (the two component signals, affordability and rental market, are separate percentiles). There is no city-scoped ZIP rank: city overlap isn't a ranking universe, so only the national rank is shown. These ZIP rankings sit in the ZIP universe only, never mixed with, and not directly comparable to, West Valley City's city ranking. Vintage: the Key metric column below is Census ACS 2020–2024 (5-year), a full survey release newer than the ACS 2019–2023 figures used above for West Valley City itself, so the same measure can legitimately show a different number at the city and ZIP level.
| ZIP Code | Overallgrade · natl rank | Tier · overlap | Affordabilitysignal · natl rank | Rental marketsignal · natl rank | Key metric |
|---|---|---|---|---|---|
| 84120West Valley City | B 61#2,968 nat | RankedPrimary | 53#8,187 of 20,132 · top 41% | 38#14,822 of 20,132 · bottom 26% | 4.3%Survey yield |
| 84128West Valley City | B 63#2,231 nat | RankedPrimary | 63#4,850 of 20,132 · top 24% | 39#14,457 of 20,132 · bottom 28% | 5.1%Survey yield |
| 84119West Valley City | A 65#1,506 nat | RankedPrimary | 60#5,510 of 20,132 · top 27% | 61#4,907 of 20,132 · top 24% | 4.8%Survey yield |
| 84118West Valley City | B 62#2,540 nat | RankedPrimary | 64#4,544 of 20,132 · top 23% | 40#14,050 of 20,132 · bottom 30% | 5.4%Survey yield |
| 84044Magna metro township | B 63#2,423 nat | Ranked5.3% overlap | 60#5,714 of 20,132 · top 28% | 42#13,242 of 20,132 · bottom 34% | 5.2%Survey yield |
| 84123Taylorsville | B 60#3,661 nat | Ranked3.2% overlap | 52#8,519 of 20,132 · top 42% | 53#8,159 of 20,132 · top 41% | 3.8%Survey yield |
| 84081West Jordan | B 61#3,063 nat | Ranked2.9% overlap | 59#5,853 of 20,132 · top 29% | 20#18,488 of 20,132 · bottom 8% | 4.5%Survey yield |
| 84129Taylorsville | B 59#3,727 nat | Ranked1.1% overlap | 52#8,436 of 20,132 · top 42% | 46#11,567 of 20,132 · bottom 43% | 4.1%Survey yield |
The honest read
West Valley City scores 49/100 overall (grade C): 33 for Cash Flow, 58 for Growth, and 63 for Stability, each a 0–100 score built from the factors in that category. The scenario above shows what a representative investor-entry purchase pencils out to at today's rates. Everything we can measure is in the table below, with its source.
Every factor, shown
The Overall score blends three category scores built from thirteen measured factors: Cash Flow (35%), Growth (35%), and Stability (30%). The table shows every factor; the tag on each percentile marks which category a scored factor feeds. Untagged factors are shown for context but not scored. Every value carries its source and as-of date. How the score works.
| Factor | Value | National percentile | Source · as-of | What it means |
|---|---|---|---|---|
| Expense-adjusted yield | 1.9% | 28th percentile · Cash Flow | Zillow ZORI/ZHVI · 2026-07-31 | Annual rent divided by price, net of a modeled vacancy, tax, capex, and management allowance: the core of the Cash Flow category and what the score is actually computed from. The unadjusted gross yield is shown elsewhere on this page. |
| Price to income | 5.3x | 40th percentile · Cash Flow | Zillow + ACS income · 2026-07-31 | Home price over local median income. Lower is cheaper relative to what people earn. Part of the Cash Flow category. |
| Population growth | 0.0%/yr | 29th percentile · Growth | Census PEP · Census PEP 2020→2024 (vintage 2024) + Census PEP 2014→2024 (vintages 2019+2024) | Census population trend for the place, capped at 4.5%/yr before scoring (diminishing returns above that rate): the heaviest factor in the Growth category. |
| Job growth | 2.0%/yr | 83rd percentile · Growth | BLS LAUS (county) · BLS LAUS county annual 2019→2023 (pre-COVID anchor) + BLS LAUS county annual 2013→2023 | County employment trend, capped at 4.0%/yr before scoring (diminishing returns above that rate). A Growth-category factor. |
| Income growth | 7.5%/yr | 84th percentile · Growth | Census ACS · ACS 5-yr 2019-2023 | Local median-income trend. A Growth-category factor. |
| Rent growth | 3.3%/yr | 31st percentile · Growth | Zillow ZORI · 3yr + 10yr to 2026-07-31 | A 40/60 blend of 3-year and 10-year rent trend (the model's own weighting). A Growth-category factor. |
| Home-value growth | 5.4%/yr | 71st percentile · Growth | Zillow ZHVI · 3yr + 10yr to 2026-07-31 | A 40/60 blend of 3-year and 10-year price trend (the model's own weighting). A small Growth-category factor. |
| Unemployment | 2.8% | 81st percentile · Stability | BLS LAUS (county) · BLS LAUS county annual 2023 | County unemployment rate. Lower is steadier, a Stability-category factor. |
| Rental vacancy | 5.1% | 43rd percentile · Stability | Census ACS B25004 · ACS 5-yr 2019-2023 | Share of rentals empty. Lower means more pricing power. A Stability-category factor. |
| Property tax rate | 0.6% | 84th percentile · Stability | Census ACS B25103/B25077 · ACS 5-yr 2019-2023 | Median tax over median value. A direct drag on cash flow, scored in the Stability category as carrying-cost burden. |
| Months of supply | 2.7 mo | 53rd percentile · Stability | Redfin Data Center · 2026-05-01 | Listings over sales pace. Under about 4 is a seller market, over 6 a buyer market. A Stability-category factor. |
| Days on market | 33 days | 57th percentile | Redfin Data Center · 2026-05-01 | How fast homes sell. Lower means more liquidity and an easier exit. Shown for context, not scored. |
| Sale-to-list ratio | 99.4% | 49th percentile | Redfin Data Center · 2026-05-01 | Sale price over asking. Above 100% means homes clear over ask. Shown for context, not scored. |
| Net domestic migration | -8.2/1k | 14th percentile | Census PEP (county) · PEP vintage 2024 | Net people moving in or out of the county, per 1,000 residents. Shown for context, not scored. |
| Building permits | 20.1/1k | 30th percentile | Census BPS (county) · BPS 2023 | New-construction permits per 1,000 homes. More means more supply coming. Shown for context, not scored. |
| Rent burden | 30% | 60th percentile | Census ACS B25071 · ACS 5-yr 2019-2023 | Median rent as a share of income. Higher means less headroom for increases. Shown for context, not scored. |
| Median year built | 1984 | 61st percentile | Census ACS B25035 · ACS 5-yr 2019-2023 | Age of the housing stock. Older stock carries more capex. Shown for context, not scored. |
| Max drawdown | 30% | 42nd percentile | Zillow ZHVI · 2026-07-31 | Worst peak-to-trough home-value decline on record. Shown for context, not scored. |
| Violent crime | not reported | - | FBI CDE | No agency reported this place to the FBI. We never impute a crime number; where it is missing, the Stability category renormalizes over its remaining factors. |
- † Job growth and unemployment are county-level (BLS LAUS, county FIPS 49035); large multi-county cities inherit their dominant county’s figures.
Related cities
Nearby in the Utah rankings · all Utah cities
Similar overall grade, elsewhere in the country
Compare West Valley City head-to-head
Side by side, the three category scores plus every measured column with sources - the same shown math as this page.
Underwrite a West Valley City deal
For learning, not advice. A market screen from public data - not a forecast, not underwriting, not a recommendation to buy anywhere.