bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Investment Properties for Sale in Cleveland, Utah
Cleveland sits in Emery County on Utah's eastern side, a small farming and coal-country town of roughly 500 residents about 15 minutes north of Huntington and 25 minutes from Price. Investment activity here looks nothing like the Wasatch Front: prices are low (many single-family homes trade between $150K and $300K), lot sizes are large, and rentals are driven by workers tied to the Huntington and Hunter power plants, Emery County coal operations, ranching, and the small but steady tourist flow toward the San Rafael Swell and Cleveland-Lloyd Dinosaur Quarry. Cash flow math actually pencils out here in ways it doesn't in Utah County, but the tenant pool is thin and turnover can sting if a major employer cuts shifts.
Most investment-grade properties in Cleveland fall into a few buckets: older farmhouses on an acre or more that work as long-term rentals, manufactured homes on owned land, small multi-unit setups (rare but they exist), and raw agricultural parcels with water shares. Short-term rental demand is modest and seasonal, peaking during hunting season and Swell recreation months. Property taxes are low, insurance is reasonable, and zoning is forgiving compared to incorporated Wasatch cities — but buyers should verify septic, well rights, and any irrigation shares before writing an offer. Browse the active listings below to see what's currently on the market in Cleveland and the surrounding Emery County communities.
March 2026 · Cleveland market
Live from the Utah MLS — what's actually happening in Cleveland right now.
Median sale
$320,000
1 closed in March 2026
Median DOM
88 days
listing → contract
Sale-to-list
98.5%
of final list price
Unsold inventory
—
active + pending
1 matching · page 1 of 1
Active listings
Prefer the map?
See all 1 investment properties on a map
Pan around Cleveland and refine by drawing your own boundary.
Common questions
About investment properties in Cleveland.
What kind of rental returns are realistic in Cleveland? ▾
Long-term rents typically run $900–$1,400 for a 3-bed single-family home, depending on condition and acreage. With purchase prices often under $250K, gross yields in the 7–9% range are achievable, though vacancy risk is higher than along the Wasatch Front because the renter pool is small and tied closely to energy-sector employment.
Is Cleveland a good market for short-term rentals? ▾
It's a niche play. Demand comes from hunters in the fall, OHV and Swell visitors in spring and fall, and occasional dinosaur quarry tourism. Most STR operators in Emery County see strong shoulder seasons and slow winters, so underwrite conservatively and don't assume Moab-style nightly rates.
Do Cleveland properties usually come with water rights or irrigation shares? ▾
Many rural parcels do, especially anything with pasture or hayfield acreage. Huntington-Cleveland Irrigation Company shares are common and add real value. Always confirm the shares transfer with the deed and check the company's current assessment and delivery schedule before closing.
What financing options work best for investment properties here? ▾
Conventional investor loans work on standard single-family homes, but rural manufactured homes, properties on well and septic, or parcels with significant acreage often push buyers toward local portfolio lenders or USDA-eligible structures (for owner-occupants). Cash and seller financing are both more common in Emery County than in the I-15 corridor.
How dependent is Cleveland's rental market on the coal and power plants? ▾
Heavily. Huntington and Hunter power plants plus Emery County coal operations drive most of the steady tenant demand. PacifiCorp has signaled long-term transitions for both plants, so investors should factor employment risk into a 10-year hold horizon and not overpay based on current rent rolls alone.
Are there any multi-family investment options in Cleveland? ▾
True multi-family is rare — most inventory is single-family on large lots or manufactured homes. Occasionally a duplex or a main house with a secondary dwelling on acreage comes up. If a true small multiplex is the goal, expanding the search to Price or Huntington usually produces more options.