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Investment Properties for Sale in Malad City, Utah
Quick heads-up for anyone running an MLS search: Malad City is actually in southern Idaho, not Utah, sitting about 20 miles north of the state line in Oneida County. It shows up on Utah investor radars because it's a 90-minute drive from downtown Salt Lake, shares the I-15 corridor with Tremonton and Brigham City, and trades at prices well below anything you'll find in Cache Valley or Box Elder County. For buy-and-hold investors priced out of the Wasatch Front, Malad and the surrounding ranching communities of Samaria, Holbrook, and Stone are a logical next step — older housing stock, large lots, and entry points that still pencil for cash flow.
The local economy runs on cattle, hay, small manufacturing, and commuters heading to jobs in Pocatello, Logan, and the Tremonton industrial corridor. Rental demand is steady but thin in absolute numbers — population sits around 2,300 — so most investment plays here are single-family rentals, small duplexes, or rural parcels with a primary home plus a secondary dwelling or shop. Winters are real (Malad averages around 4,500 feet elevation with snow from November into March), so roof age, heating systems, and well/septic condition matter more than they do in St. George or Washington County. Anyone underwriting a deal should price in Idaho's landlord-tenant rules and a smaller resale pool. Browse the active listings below to see what's currently on the market.
June 2026 · Malad City market
Live from the Utah MLS — what's actually happening in Malad City right now.
Median sale
$302,500
3 closed in June 2026
Median DOM
75 days
listing → contract
Sale-to-list
96.5%
of final list price
Unsold inventory
28
active + pending
8 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Malad City.
Wait — is Malad City actually in Utah? ▾
No, Malad City sits just across the state line in Oneida County, Idaho, about 20 miles north of the Utah border on I-15. It's commonly searched alongside Utah investment markets because it functions as a bedroom and commuter community for northern Cache Valley and the Tremonton/Brigham City area. Investors working the Wasatch Front often expand their search here for cheaper entry points.
What kinds of investment properties typically come up in Malad? ▾
The inventory leans toward older single-family homes on large town lots, small multi-units (duplexes and converted houses), and rural acreage with outbuildings or rental cabins. You'll occasionally see Main Street mixed-use buildings with a storefront down and apartment up. True purpose-built apartment complexes are rare.
What do rents look like in Malad City? ▾
Single-family rentals generally run $900-$1,400 depending on size and condition, with small two-bedroom units closer to $700-$900. Demand comes from local workers, ag employees, and commuters heading to Tremonton, Logan, or Pocatello. Vacancy is usually low simply because rental supply is thin.
How do purchase prices compare to Cache Valley or Box Elder County? ▾
Malad typically trades at a meaningful discount to Logan, Smithfield, or Tremonton — often 20-35% less on a comparable square-foot basis. That gap is the main reason cash-flow investors look here. The tradeoff is a smaller buyer pool when you eventually sell and slower appreciation than Utah metro markets.
Are short-term rentals viable in Malad? ▾
STR demand is modest. Travelers passing through on I-15, hunters during big-game seasons, and visitors to Downey hot springs or the Curlew Grasslands make up most of the market. Don't underwrite a Park City-style nightly rate; think long-term rental with occasional STR upside if the property is set up for it.
What should out-of-area investors know before buying here? ▾
Idaho landlord-tenant law applies, not Utah's, so leases, eviction timelines, and security deposit handling differ. Property management options are limited locally — many owners self-manage or hire out of Pocatello or Logan. Also confirm well, septic, and irrigation rights on rural parcels before closing.