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Investment Properties for Sale in Bothwell, Utah
Bothwell sits in Box Elder County a few minutes west of Tremonton, a farm crossroads community where irrigation canals cut through alfalfa and corn fields and the Bear River bottomlands stretch toward the Wasatch range to the east. It's not a place with a downtown or a walkable core — it's rural land, small acreages, and a handful of older farmhouses, which is exactly why investors look here. Land costs a fraction of what's asked in Cache Valley or along the Ogden-to-Logan corridor, property taxes stay low, and rental demand comes from workers tied to Tremonton's ag processing plants, the Promontory Point industrial area, and the commute up to Perry and Brigham City. A single-wide on an acre or a small rambler on a shared well won't rent for what a Logan duplex commands, but the entry price is often a third of it.
What draws buyers to Bothwell specifically is the land-to-price ratio: you can pick up a parcel with an older home and outbuildings for less than a bare lot would cost closer to I-15, then hold it, lease the ground for hay or grazing, or rent the house while the land appreciates as Tremonton's growth pushes west. Water rights, septic condition, and road access (some parcels sit on unpaved county roads) matter more here than in a subdivision, so plan on a real inspection before writing an offer. Browse the active listings below to see what's currently on the market.
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Common questions
About investment properties in Bothwell.
Is Bothwell a good rental market or more of a land-value play? ▾
Both, but land appreciation is usually the bigger driver. Rental demand exists from Tremonton-area workers wanting more space and lower rent than town offers, but the pool of tenants is smaller than in Logan or Brigham City, so plan on longer vacancy stretches between renters.
Do these properties come with water rights, and does that affect value? ▾
Many Bothwell parcels include irrigation shares or a share in a local canal company, which adds real value for hay production or livestock use. Always confirm in writing which rights transfer with the sale — verbal assurances from a seller don't hold up, and the county water master's office can verify share history.
What financing works for a small acreage with an older farmhouse? ▾
Conventional and USDA rural development loans both work if the home meets condition standards, and USDA financing is worth checking since Box Elder County qualifies in many areas. Homes needing significant repair often move faster with cash or a local portfolio lender familiar with ag-zoned parcels.
Are there zoning restrictions on renting out a second unit or building a rental? ▾
Box Elder County zoning in the Bothwell area is largely agricultural, which generally allows accessory dwellings but requires a permit and septic approval sized for the added unit. Check current zoning with the county before assuming you can add a rental structure — requirements have tightened in recent years.
How far is Bothwell from job centers that support rental demand? ▾
Tremonton is about 5-10 minutes away and Brigham City around 20 minutes, both of which anchor most of the local rental demand. Logan is roughly 30-35 minutes north, close enough that some tenants commute for Utah State-related work while paying lower rent in Bothwell.
What should I budget for beyond the purchase price on older Bothwell properties? ▾
Septic and well inspections are the two line items buyers skip most often and regret — many homes here are decades old and on private systems that can run $8,000-$15,000 to replace. Fencing repair and outbuilding maintenance are the other common costs if you're planning to lease the ground for agricultural use.