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Multi-Family Homes for Sale in Malad City, Utah
Malad City is a small farming and ranching town just over the Idaho line in Oneida County, but it shows up regularly on Utah MLS searches because so many northern Utah buyers — particularly from Cache Valley, Box Elder County, and Ogden — shop here for affordability. The multi-family inventory is small and turns slowly: think older duplexes near Main Street, converted Victorians broken into two units, and the occasional fourplex on a deep lot. Most stock dates to the early or mid-1900s, which means buyers should plan for inspections that look hard at knob-and-tube wiring, cast iron plumbing, and original foundations. New-construction duplexes are rare in Malad — when they do hit the market, they tend to sell to local landlords before they're widely shown.
Rents are modest but so are acquisition prices, which is what draws investors down from Pocatello and up from the Wasatch Front. The tenant pool leans toward workers at the Pepperidge Farm bakery in Richmond, ag operations across the Malad Valley, Oneida County School District employees, and commuters who don't mind the drive over Sardine Canyon to Logan. Property taxes in Idaho also run noticeably lower than in Utah, which changes the cash-flow math meaningfully on a side-by-side comparison with a Tremonton or Brigham City duplex. Browse the active two-to-four unit listings below to see what's currently on the market in and around Malad City.
May 2026 · Malad City market
Live from the Utah MLS — what's actually happening in Malad City right now.
Median sale
$309,700
6 closed in May 2026
Median DOM
15 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
26
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About multi-family homes in Malad City.
Wait, isn't Malad City in Idaho, not Utah? ▾
Yes — Malad City is the county seat of Oneida County, Idaho, about 25 miles north of the Utah state line. It shows up on Utah-focused searches because it's part of the greater Wasatch Front commuter shed and many buyers from Cache Valley, Box Elder County, and the north Salt Lake suburbs cross the line looking for cheaper entry points.
How much multi-family inventory does Malad typically have? ▾
Very little. The town has fewer than 2,500 residents, so at any given time you might see one to four duplexes, triplexes, or small fourplexes listed — sometimes zero. Setting up a saved search and waiting is usually the right move; deals here move by word of mouth as often as they do through the MLS.
What kind of rents can I expect in Malad? ▾
Two-bedroom units generally rent in the $700–$1,000 range, with three-bedrooms occasionally hitting $1,200 if they're updated. Rents have climbed over the last five years but still sit well below Logan or Tremonton, which is part of why investors look here in the first place.
Are there financing quirks for small multi-family in a town this small? ▾
A couple. Appraisals can be tricky because comparable sales are thin — expect appraisers to reach into Tremonton or Preston for comps. Some local lenders in Pocatello and Logan know the market well and are easier to work with than national portfolio lenders for 2–4 unit properties.
What should I inspect carefully on older Malad duplexes? ▾
Roof condition and attic insulation (winters are long and snow loads matter), the age and type of heating in each unit, knob-and-tube or aluminum wiring in pre-1970 buildings, and whether utilities are separately metered. Septic versus city sewer also varies depending on the address.
How's the rental demand and vacancy situation? ▾
Steady but not hot. Hess Pumice, Nu-West Industries, the school district, and the hospital provide a reliable working-tenant base, and Malad doesn't have much new construction, so well-kept units stay occupied. Don't underwrite Wasatch Front-style rent growth, though — this is a slow, stable market.