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Investment Properties for Sale in River Heights, Utah
River Heights sits just south of Logan in Cache Valley, a small residential city of roughly 2,000 people with a housing stock heavy on older brick homes, mid-century ranches, and a growing number of infill builds near 100 East and Main Street. Investors like it for one big reason: Utah State University is five minutes away, and Cache Valley's rental market runs on student and young-professional demand that Logan proper can't fully absorb. A three- or four-bedroom home here often rents to students or USU staff at a price point that still cash-flows compared to closer-in Logan properties, which trade at a premium simply for walkability to campus. Cache Valley's economy also leans on Icon Health & Fitness, the Logan Regional Hospital system, and a steady stream of USU-affiliated jobs, giving River Heights rentals a tenant base that isn't purely seasonal. Inventory here is thin compared to Logan or Smithfield, so investment-grade listings — homes with legal accessory apartments, basement mother-in-law setups, or multi-unit zoning — tend to move fast when they hit the MLS. Buyers should expect a mix of straightforward single-family rentals and the occasional duplex or home with an existing rental history, plus lot sizes generous enough to consider a future ADU where city code allows. Cache Valley winters run cold and snowy from November through March, which matters for maintenance budgeting and tenant turnover timing around the USU academic calendar. Browse the active listings below to see what's currently on the market.
August 2026 · River Heights market
Live from the Utah MLS — what's actually happening in River Heights right now.
Median sale
$485,000
1 closed in August 2026
Median DOM
—
listing → contract
Sale-to-list
95.1%
of final list price
Unsold inventory
5
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in River Heights.
What kind of rental demand does River Heights see? ▾
Demand is driven almost entirely by Utah State University, which sits less than a mile from city limits. Single-family rentals here typically draw graduate students, young faculty, and married student families looking for quieter streets than the apartment-heavy blocks closer to campus. Vacancy stays low during the academic year, and many landlords sign August-to-July leases that line up with the university calendar.
Is short-term rental (Airbnb/VRBO) allowed in River Heights? ▾
River Heights restricts short-term rentals more tightly than Logan does — nightly and weekly rentals generally aren't permitted in residential zones without specific approval. Most investors here run traditional 12-month leases. Always confirm the current ordinance with the city recorder's office before closing on a property you plan to rent nightly.
What price range should I expect for an investment-grade single family home? ▾
Most rentable single-family homes in River Heights trade in the upper $300s to mid $500s, depending on age, square footage, and whether the basement is finished as a separate unit. Homes with a walk-out basement apartment command a premium because they can be rented as two units, which materially changes the cap rate math.
Are basement apartments (ADUs) legal in River Heights? ▾
Internal accessory dwelling units are allowed in owner-occupied homes under Utah's statewide ADU law, but River Heights enforces parking, egress, and registration requirements. Non-owner-occupied duplex setups need to be in a zone that permits two-family dwellings. Verify the zoning on any specific parcel before assuming you can run it as a two-unit rental.
How does River Heights compare to investing in Logan proper? ▾
River Heights tends to attract longer-tenured tenants — families and grad students rather than undergraduates — which means less turnover and less wear, but also slightly lower rent per bedroom than houses right next to campus. Property taxes and city fees are comparable to Logan's, and the school boundaries feed into Cache County School District rather than Logan City schools.
What are the typical operating costs I should budget for? ▾
Plan for higher winter utility costs than most Utah cities — Cache Valley sits in a cold pocket and January lows regularly run in the teens, so heating bills matter if utilities are included. Budget for snow removal, irrigation water in summer, and the fact that older homes south of 600 South often still have original windows and insulation that affect tenant utility bills and turnover.