bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Investment Properties for Sale in Providence, Utah
Providence sits just south of Logan in Cache Valley, tucked against the Bear River Range with quick access to Highway 89 and a roughly 80-minute drive to downtown Salt Lake. For investors, the appeal is straightforward: Utah State University drives steady rental demand across Cache County, and Providence offers a quieter, family-oriented alternative to student-heavy Logan neighborhoods. That means longer tenant stays, often from USU faculty, Space Dynamics Lab engineers, hospital staff at Logan Regional, and young families priced out of Salt Lake County. Single-family rentals in town typically pull $1,800–$2,800 per month depending on size and finish, with newer builds on the east bench commanding the top of that range.
Cap rates in Providence usually run tighter than in northern Cache Valley towns like Smithfield or Richmond because purchase prices sit higher and inventory is thinner — most homes trade in the $450K–$700K range. What works here is buy-and-hold with appreciation as a meaningful share of the return, small multi-family where zoning allows, and basement apartment setups (legal accessory units) that boost cash flow significantly. Short-term rental rules are stricter than in resort markets, so Airbnb-style plays are limited; long-term leases are the standard play. Watch for properties with separate basement entrances, oversized lots that allow ADU additions, and homes near 100 South or Center Street for tenant convenience. Browse the active listings below to see what's currently on the market in Providence.
June 2026 · Providence market
Live from the Utah MLS — what's actually happening in Providence right now.
Median sale
$470,000
8 closed in June 2026
Median DOM
—
listing → contract
Sale-to-list
98.0%
of final list price
Unsold inventory
62
active + pending
10 matching · page 1 of 1
Active listings
Prefer the map?
See all 10 investment properties on a map
Pan around Providence and refine by drawing your own boundary.
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.