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Investment Properties for Sale in Franklin, Utah
Franklin sits in Franklin County, Idaho, just a few miles north of the Utah line, but a good number of investors shopping the Cache Valley corridor treat it as part of the broader Logan-area market they're working. It's one of the oldest towns in the Intermountain West, with a housing stock of older single-family homes, farmhouses on acreage, and a scattering of small multi-family properties that don't come up often. Rents here track the Preston and Logan job base — agriculture, food processing at places like Gossner Foods and Nu-West, and the overflow of Utah State University students and staff who commute up Highway 91. That mix keeps demand steady without the volatility you see in resort towns, which is exactly what buy-and-hold investors want.
What makes Franklin worth a serious look is price. Entry costs run well below Logan or Cache Valley proper, so cap rates on rentals here can pencil out better even with modest rents, and property taxes stay low compared to Utah's Wasatch Front. Inventory is thin and turns over slowly, so the properties that do list — whether a duplex, a rental house near the town center, or acreage with potential for a second unit — tend to move fast once priced right. Buyers should have financing lined up and be ready to act when something new hits the MLS. Browse the active listings below to see what's currently on the market.
July 2026 · Franklin market
Live from the Utah MLS — what's actually happening in Franklin right now.
Median sale
$469,500
2 closed in July 2026
Median DOM
—
listing → contract
Sale-to-list
98.4%
of final list price
Unsold inventory
7
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Franklin.
What types of investment properties are typical in Franklin? ▾
Most investment stock in and around Franklin consists of single-family homes on larger lots, older farmhouses on acreage, and the occasional duplex or small multi-family in town. True apartment buildings are rare — investors here are usually buying SFRs to rent to families working in Preston, Logan, or local agriculture.
Is Franklin actually in Utah or Idaho? ▾
Franklin, Idaho sits just over the state line from Cache Valley, Utah, and many buyers searching 'Franklin, Utah' are really looking at this border area. There is also a small unincorporated Franklin in Utah. Confirm the county on each listing — Franklin County, Idaho properties show up on Cache Valley MLS feeds because the markets are intertwined.
What kind of rents can a landlord expect here? ▾
Single-family rents in the Franklin/Preston/Richmond corridor generally run $1,200–$1,800 depending on size and condition, with newer 3-bed homes pushing the top of that range. Demand comes from Utah State University commuters, agricultural workers, and families priced out of Logan proper.
Are short-term rentals (Airbnb) viable in this area? ▾
STR demand is thin compared to Bear Lake or Park City. Some hunters, fishermen heading to the Cub River, and USU game-day visitors book here, but most investors run long-term rentals for stable cash flow. Check city and county ordinances before assuming an STR strategy will pencil.
What should I watch for on older Franklin-area farmhouses? ▾
Many homes in this corridor were built pre-1960 and may have knob-and-tube wiring, original cast-iron plumbing, oil or coal-converted furnaces, and unpermitted additions. Water rights, septic condition, and irrigation shares on acreage parcels matter as much as the structure itself — budget for inspection on all of it.
How far is Franklin from Logan and Salt Lake City? ▾
Franklin is roughly 25 minutes north of Logan and about 2 hours from Salt Lake City International Airport via US-91 and I-15. That distance to SLC is part of why prices stay lower than the Wasatch Front, which is what makes the cap rates work for buy-and-hold investors.