Ogden’s city-level Zillow measures frame the initial screen: ZHVI puts the typical home value at $401,774, and ZORI puts typical observed market rent at $1,310 per month. Their city gross yield is 3.9%, calculated as annual ZORI divided by ZHVI before maintenance, management, vacancy, taxes, insurance, financing, capital work, and utilities. The value equals 5.5x ACS median household income, while annual ZORI equals 21.7% of that income; both are broad affordability benchmarks, not a borrower or tenant budget.
ACS describes a different city housing universe. Of 36,061 housing units, 7.1% were vacant, and renters occupied 38.7% of occupied units. The surveyed median home value was $355,600, median gross rent was $1,216, and the median year built was 1966. Those ACS measures concern occupied housing, and gross rent includes selected utilities; Zillow tracks a typical current value and observed market rent. Combining or averaging them would erase differences in measure, coverage, and period.
Direct city depth is mixed. Among renter households for whom burden is calculated, 46.4% spent at least 30% of income on rent. Single-family structures represented 65.2% of housing units and large multifamily structures 11.1%; among vacant units, 27.1% were for rent. Population increased 0.7% between overlapping ACS five-year vintages, a nonannualized comparison that may reflect boundary changes. Median household income was $72,575, while poverty was 13.7% and unemployment 4.1%. These citywide survey facts cannot establish property condition, achievable rent, tenant quality, lease-up speed, or available investment inventory.
Weber County listing context shows a median 53 days on market and price reductions on 28.4% of listings, suggesting county buyers had some negotiating room without describing Ogden city alone. The broader Ogden, UT metro recorded jobs down 0.9% and 3.6 months of supply; those metro measures pair softer labor momentum with a market-wide inventory gauge, not city rental demand. The national 30-year mortgage rate was 6.66%, a national financing benchmark rather than an Ogden borrowing quote.
Underwriting should therefore treat the headline yield as a screening calculation, with the largest gaps at the property level. Verify an address-specific purchase price, attainable contract rent, utility responsibility, taxes, insurance and hazard terms, maintenance history, near-term capital needs, management and turnover costs, financing terms, title, zoning, and inspection findings. Also test vacancy and rent-loss assumptions against comparable leases and competing listings; citywide ACS vacancy and tenure do not show whether a particular unit will lease quickly.