Beaver (UT) Investor Pulse Report (2025-Q4)

Landlords in Beaver County, UT, exhibit an exceptionally high market penetration, owning 1,479 SFR properties that represent a commanding 84.9% of the total SFR market of 1,743 properties.

Individual landlords overwhelmingly dominate the investor landscape, holding 1,401 (94.7%) of the investor-owned SFR properties, significantly overshadowing the 112 (7.6%) properties owned by companies.

The prevalence of individual investors is further highlighted by entity counts, with 2,123 individual landlords compared to just 92 company landlords, indicating a deeply fragmented and non-corporate market structure.

All 1,479 investor-owned SFR properties are actively rented, confirming a highly rental-focused market in Beaver County where investor holdings are entirely dedicated to rental income.

Cash acquisitions are the primary method of purchase for these rental properties, with 783 (53.0%) properties acquired with cash compared to 696 (47.0%) properties that are financed, suggesting a preference for debt-free assets or strong access to capital among local investors.

With 2,123 individual landlords owning 1,401 properties, the average individual landlord holds less than one property (0.66 properties per entity), suggesting a large number of very small-scale or aspiring individual owners. In contrast, 92 companies own 112 properties, averaging 1.22 properties per company, indicating a slightly larger, but still modest, average portfolio size for corporate entities.

In a notable shift, landlords in Beaver County, UT, paid an average of $352,065 for properties in Q4 2025, representing a $36,945 (11.7%) premium compared to the average traditional homeowner acquisition price of $315,120. This reverses the typical trend of landlords securing discounts.

The Q4 premium signifies a sharp deviation from earlier in 2025, where landlords consistently paid less than homeowners; for instance, they enjoyed a substantial $133,463 (30.2%) discount in Q1 2025 ($307,845 vs $441,308) and a $60,293 (15.9%) discount in Q3 2025 ($318,278 vs $378,571).

Despite the fluctuating price gap against homeowners, average landlord acquisition prices have shown a general upward trend throughout 2025, appreciating from $307,845 in Q1 to $352,065 in Q4, indicating overall market price growth for investor purchases.

The Q4 2025 premium for landlords is a unique market anomaly, potentially driven by limited inventory, specific property types sought by investors, or increased competition for available properties in this particular quarter.

While 20 landlord properties were purchased in Q4 2025 (according to Section 7), the '0 properties' reported for landlord acquisitions by timeframe in `section6-1.csv` for this small market likely indicates data aggregation nuances for specific acquisition price calculations within that table, while the comparative pricing data in `section6-2.csv` offers the direct comparison.

Looking historically, average landlord acquisition prices have seen a significant appreciation from the 2020-2023 pandemic-era average of $217,257 to the Q4 2025 average of $352,065, reflecting substantial market value growth over the last few years in Beaver County, UT.

In Q4 2025, landlords in Beaver County, UT, were highly active in the SFR market, capturing a substantial 69.0% of all purchases by acquiring 20 out of 29 total properties sold.

The entire landlord purchasing activity in Q4 2025 was exclusively attributed to mom-and-pop landlords (Tiers 01-04), who accounted for 100.0% of the 20 landlord purchases, while institutional investors (Tier 09) made no purchases.

The single-property tier (Tier 01) demonstrated significant new market entry, with 26 entities acquiring 17 properties, indicating a strong influx of first-time or very small-scale landlords into Beaver County, UT, this quarter.

The overwhelming majority of Q4 landlord purchases were concentrated in the smallest tiers, with single-property landlords (Tier 01) buying 85.0% (17 properties) and two-property landlords (Tier 02) acquiring the remaining 15.0% (3 properties).

Among the most active tier, single-property landlords (Tier 01) had 26 entities purchasing 17 properties, implying an average of 0.65 properties per entity. This suggests some entities are listed as new landlords without completing a purchase, or purchases are by existing entities, indicating a broader base of small-scale investors.

The overall low volume of 29 total SFR purchases in Q4 2025 underscores the limited market activity in Beaver County, UT, emphasizing the high percentage share of landlords despite the small absolute numbers.

Mom-and-pop landlords (Tiers 01-04) exert complete control over the investor-owned SFR market in Beaver County, UT, holding an astounding 100.0% of all such properties, signaling a market entirely composed of smaller investors.

The smallest investors, those owning a single property (Tier 01), form the vast majority of the market, controlling 1,350 properties or 88.9% of the entire investor-owned SFR portfolio, making them the backbone of the rental supply.

Institutional investors (Tier 09) hold 0.0% of the investor-owned SFR properties in Beaver County, UT, signifying a complete absence of large-scale corporate landlord activity in this geography, a stark contrast to national trends.

The distribution of ownership is heavily skewed towards the smallest tiers; Tier 01 (1 property) and Tier 02 (2 properties) combined account for 96.6% of investor-owned properties (1,350 + 117 = 1,467 out of 1,518 total properties across tiers), underscoring extreme concentration among micro-landlords.

Even within the mom-and-pop segment, mid-size landlords (Tiers 03-04) represent a marginal share, with Tier 03 owning 2.9% (44 properties) and Tier 04 owning just 0.5% (7 properties), further solidifying the dominance of the smallest property owners.

The absence of tier-specific acquisition price data prevents an analysis of whether larger or smaller landlords pay different amounts for properties in Beaver County, UT, or if pricing strategies vary by portfolio size.

Individual investors maintain a strong majority across all reported tiers in Beaver County, UT, unequivocally dominating the market by owning 94.5% of single-property portfolios (1,301 properties) and 89.1% of two-property portfolios (106 properties).

While still a minority, company ownership's share gradually increases with portfolio size, growing from a minimal 5.5% in the single-property tier to 10.9% in the two-property tier, and reaching 36.2% in the 3-5 property tier, indicating a preference for slightly larger portfolios among corporate entities.

Within the available data for Beaver County, UT, no tier shows company ownership surpassing individual ownership, reinforcing the individual-driven nature of the investor market and challenging assumptions about corporate landlord dominance in this area.

The vast majority of properties owned by individuals are concentrated in the smallest tiers, with 1,301 individual properties in Tier 01 and 106 in Tier 02, collectively comprising 93.6% of all listed individual properties across these tiers, highlighting their foundational role.

Companies, though few in number, show a slightly higher propensity for larger portfolios within the mom-and-pop segment, with their ownership share increasing from 5.5% in Tier 01 to 36.2% in Tier 03, suggesting a more strategic approach to portfolio building.

The absence of data on average acquisition prices for individual versus company owners within each tier prevents an analysis of potential pricing strategies or competitive advantages based on owner type in Beaver County, UT.

Investor-owned SFR properties in Beaver County, UT, are extremely geographically concentrated, with the top three zip codes (84713, 84751, and 84752) accounting for 1,459 landlord-owned properties, which represents a dominant 98.6% of the county's total of 1,479 investor-owned SFR properties.

Zip code 84713 demonstrates dual leadership, not only having the highest volume of investor-owned properties at 884 SFR properties but also exhibiting the highest investor ownership rate within the county at 85.5%.

Across all identified sub-geographies within Beaver County, UT, landlord ownership rates are remarkably high, ranging from 74.1% in 84731 to 85.5% in 84713, indicating a market where SFR properties are predominantly held by investors.

The consistency between top regions by raw property count and top regions by ownership percentage (all four listed zip codes appear in both top lists) signals that high investor activity translates directly into high market penetration and a highly rental-centric housing stock in Beaver County, UT.

The data highlights a relatively small number of active sub-geographies, with only four zip codes listed, underscoring the geographically confined nature of the Beaver County real estate market for investors and indicating concentrated demand.

The current dataset does not provide acquisition price variations across these specific zip codes, limiting analysis of how pricing strategies or market values might differ regionally within Beaver County, UT, for investor acquisitions.

Landlords in Beaver County, UT, consistently demonstrate a strong net buyer position across all reported timeframes, accumulating properties at a significant rate. In 2025, they bought 93 properties while selling only 12, resulting in an impressive buy/sell ratio of 7.75x.

This trend of accumulation continued robustly into Q4 2025, with landlords executing 32 buy transactions against just 4 sell transactions, reflecting a net gain of 28 properties for the quarter, indicating sustained confidence in the market.

Landlord purchasing activity in 2025 (93 buys) remains substantial, closely following a slightly higher volume of 106 buys in 2024, indicating consistent and sustained investor interest in the Beaver County market over the past two years.

Institutional investors (1000+ tier), while representing a negligible portion of the market, also registered as net buyers in 2024 with 2 buys against 1 sell, although no institutional activity is recorded for 2025 in Beaver County, UT.

The high buy-to-sell ratios across all landlord segments signal an expanding investor footprint in Beaver County, UT, with significantly more properties entering rental portfolios than leaving them, contributing to a growing rental stock.

The data does not provide insights into the percentage of transactions occurring between landlords (inter-landlord sales), nor the average buy vs. sell prices, which limits the understanding of internal market liquidity and implied profit margins for investors.

Landlords drove the majority of SFR transaction activity in Q4 2025 in Beaver County, UT, participating in 32 out of 52 total transactions, representing a significant 61.5% market share and underscoring their influence on the local housing market.

The entirety of Q4 landlord transaction activity was concentrated within the mom-and-pop tiers (01-04), which conducted all 32 transactions, further emphasizing the complete absence of institutional presence in the quarterly transaction landscape.

Single-property landlords (Tier 01) were the most active, completing 26 transactions at an average purchase price of $322,790, which is notably lower than the $542,352 average price paid by two-property landlords (Tier 02).

Only 6 out of 26 transactions (23.1%) by single-property landlords originated from other landlords, indicating that the majority of their acquisitions are coming from non-investor sources, suggesting a healthy supply from traditional sellers rather than inter-investor trading.

A notable price disparity exists even within the mom-and-pop segment, as two-property landlords paid significantly more at $542,352 per property compared to the $322,790 paid by single-property landlords, suggesting differences in property preferences or acquisition strategies.

The complete absence of institutional transactions (0 for Tier 09) in Q4 2025 underscores that the transaction landscape in Beaver County, UT, is entirely driven by smaller, local investors, reinforcing the highly localized nature of this market.