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Investment Properties for Sale in Providence, Utah
Providence sits just south of Logan in Cache Valley, a market that runs on Utah State University, the Logan Regional Hospital system, and a steady stream of agriculture and manufacturing jobs that keep renters in the area year-round. Investment buyers like Providence for its brick-and-mason older homes near Main Street and 100 East, plus newer construction in the south end near 600 South, where lot sizes still allow for accessory dwelling units in some zones. Cache Valley's rental pool leans heavily on USU students, young faculty, and families priced out of Logan proper, which gives Providence landlords a mix of tenant types rather than relying on one seasonal group. Winters here are cold and snowy, summers mild and dry, so properties see consistent wear but not the extreme HVAC demands of St. George or the moisture issues common in wetter climates.
Cap rates in Providence tend to run tighter than rural Cache County towns like Hyrum or Wellsville because the school district (Cache County School District) and proximity to USU keep demand steady, but purchase prices are still well under what you'd pay in Logan's core. Duplexes and homes with legal basement apartments show up regularly on the MLS here, and a handful of small multi-family lots exist near the older grid streets. Buyers should check city code on rental permits and ADU restrictions before assuming a basement apartment is legally rentable — Providence City has specific ordinances that differ from Logan's. Browse the active listings below to see what's currently on the market.
July 2026 · Providence market
Live from the Utah MLS — what's actually happening in Providence right now.
Median sale
$500,000
9 closed in July 2026
Median DOM
5 days
listing → contract
Sale-to-list
98.7%
of final list price
Unsold inventory
54
active + pending
8 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Providence.
What kind of rental income can I expect in Providence? ▾
A three- or four-bedroom single-family home in Providence typically rents for $1,900–$2,600 per month on a long-term lease, with newer construction on the east bench pushing toward $2,800. Adding a legal basement apartment can bring an additional $1,100–$1,400, which is where most investors find the math actually pencils.
Is Providence landlord-friendly for short-term rentals? ▾
Not particularly. Providence City restricts nightly rentals in most residential zones, and enforcement has tightened over the past few years. Investors targeting STR income are better off looking at Logan Canyon cabins or Bear Lake properties. Providence is a long-term rental market.
Who is the typical tenant pool here? ▾
Providence tends to attract USU faculty and graduate students, employees at Space Dynamics Lab and ICON Health, Logan Regional Hospital staff, and families relocating from the Wasatch Front. Tenants generally want longer leases and quieter neighborhoods than what's available closer to USU's main campus.
Are basement apartments and ADUs allowed? ▾
Internal accessory dwelling units are permitted in many Providence residential zones, subject to owner-occupancy rules in some cases, off-street parking requirements, and a permit through the city. Always confirm the specific zone and current ADU ordinance before purchasing — the rules were updated in response to state-level ADU legislation, so older listings may have outdated information.
How does Providence compare to investing in Logan? ▾
Logan has more inventory, lower entry prices, and stronger student-rental cash flow, but also more turnover, more wear-and-tear, and tougher competition. Providence offers higher-quality tenants, better appreciation, and less management headache, at the cost of thinner cap rates. Many Cache Valley investors hold a mix of both.
What should I look for in a Providence investment property? ▾
Prioritize properties with a separate basement entrance (for legal ADU conversion), lots over a quarter acre, and locations within a few minutes of Highway 89 or Main Street. Avoid homes with shared wells or older septic systems unless the numbers clearly justify the headache. Newer builds in the Spring Creek and east bench areas tend to hold value best.