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Investment Properties for Sale in Smithfield, Utah
Smithfield sits at the north end of Cache Valley, roughly 8 miles up US-91 from Logan and about 80 miles north of Salt Lake City. For investors, that location is the whole story: you get a small-town rental market anchored by Utah State University, Logan Regional Hospital, Schreiber Foods, and the growing ICON Health & Fitness campus, while paying noticeably less per door than anything along the Wasatch Front. Single-family homes in older sections near Main Street and 100 East often pencil out as rentals with basement apartments, and newer subdivisions on the east bench attract long-term family tenants who want Sky View High School and quick access to the canyon trails above town.
Cache County's property tax rate is among the friendlier in Utah, winters are genuinely cold (expect snow load and furnace season from November through March), and rent growth has tracked Logan's job expansion rather than speculative spikes — which is why a lot of buy-and-hold investors prefer Smithfield to flashier markets. Inventory is thin, so duplexes and small multi-family rarely surface on the MLS; most opportunity comes from single-family homes with legal ADU potential or value-add cosmetics. Listings below include properties suited to rentals, house-hacks with basement units, and longer-term appreciation plays in the newer developments. Browse the active listings below to see what's currently available in Smithfield.
May 2026 · Smithfield market
Live from the Utah MLS — what's actually happening in Smithfield right now.
Median sale
$377,500
22 closed in May 2026
Median DOM
20 days
listing → contract
Sale-to-list
98.1%
of final list price
Unsold inventory
90
active + pending
6 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Smithfield.
What kind of rental demand does Smithfield have? ▾
Smithfield sits about 8 miles north of Logan and pulls steady demand from Utah State University students, faculty, and staff, plus workers at Schreiber Foods, ICON Health & Fitness, and the Logan Regional Hospital system. Single-family rentals and basement apartments lease quickly, especially near Main Street and Sky View High. Vacancy tends to stay tight outside the brief summer turnover window between USU semesters.
Are basement apartments and ADUs allowed in Smithfield? ▾
Smithfield permits internal accessory dwelling units in most residential zones if the owner occupies the property and the unit meets city building and parking standards. Many older homes on the east bench and near Forrester Acres already have legal basement apartments, which is a common way local investors boost cash flow. Always verify the ADU is registered with the city before closing.
What price range do investment properties in Smithfield typically fall in? ▾
Most rental-grade single-family homes trade between roughly $375,000 and $550,000, with newer builds in subdivisions like Cherry Creek and Heritage Park running higher. Duplexes and small multi-family are rare here and tend to sell off-market or get multiple offers when they hit the MLS. Older homes near 100 East and Main are usually the best fit for value-add plays.
How do property taxes and rents pencil out in Cache County? ▾
Cache County's effective property tax rate runs roughly 0.55–0.65%, which is among the lower brackets in Utah and helps cash flow. Market rent for a 3-bed single-family in Smithfield generally lands between $1,800 and $2,400, with a typical 4-bed closer to $2,500. Add a basement unit and total gross rents on the right property can clear $3,500.
Is Smithfield a better hold for appreciation or cash flow? ▾
Historically it leans appreciation. Cache Valley has grown steadily as Logan-area employers expand and northern Utah buyers look for cheaper alternatives to Weber County. Cash flow is workable with 25% down, but most investors here underwrite a blend of modest monthly returns plus 4–6% annual appreciation rather than pure cap-rate plays.
What should out-of-area investors know about managing a Smithfield rental? ▾
Winters are real — expect snow from late November through March, so budget for snow removal, furnace service, and frozen-pipe prevention on vacant units. Local property managers in Logan typically charge 8–10% of gross rents. Tenant pools are stable thanks to USU and the food manufacturing base, but screening matters because the student-adjacent market sees more co-signed leases than a typical suburb.