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Investment Properties for Sale in Wellsville, Utah
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Wellsville is one of the oldest settled towns in Cache Valley, tucked against the western foothills of the Wellsville Mountains about 10 minutes south of Logan. For investors, that location matters: you get the quieter, agricultural feel of a small Utah town while still pulling tenant demand from Utah State University, Cache Valley Hospital, and the manufacturing and tech employers spread between Logan, Hyrum, and Smithfield. The rental pool here skews toward small families, USU staff, and commuters who want a yard and a garage without paying Logan-adjacent prices for newer construction.
The investment inventory in Wellsville is genuinely limited. The town has strong agricultural zoning, an active historic district along Main, and a city council that has been cautious about high-density approvals — so most opportunities are single-family rentals, older homes on larger lots with outbuildings, or land holds with water shares attached. Cap rates tend to be modest compared to harder-working rental markets like Ogden or parts of Salt Lake County, but Cache Valley's steady population growth and Wellsville's constrained supply have made long-term appreciation reliable. Winters are real here (Cache Valley inversions, snow load, irrigation freeze-up), so condition of roof, furnace, and water lines should weigh heavily in your underwriting. Browse the active listings below to see what's currently available, and reach out if you want to talk through rent comps or zoning before you write an offer.
"}]May 2026 · Wellsville market
Live from the Utah MLS — what's actually happening in Wellsville right now.
Median sale
$606,500
2 closed in May 2026
Median DOM
36 days
listing → contract
Sale-to-list
99.3%
of final list price
Unsold inventory
8
active + pending
4 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Wellsville.
What kinds of investment properties typically come up in Wellsville? ▾
Most investment opportunities in Wellsville fall into a few buckets: single-family rentals near Main Street and the older town grid, small acreage parcels with a house plus outbuildings that work as hobby-farm rentals, and occasional duplex or accessory dwelling setups. True multi-family buildings are rare here — Wellsville zoning leans residential and agricultural, so most cash-flow plays are SFR rentals or land holds.
How does Wellsville rental demand compare to Logan? ▾
Wellsville sits about 10 minutes southwest of Logan, so tenant demand is driven heavily by Utah State University staff, USU graduate students who want quieter housing, and Cache Valley commuters. Rents run a bit under Logan proper, but vacancy tends to be low because inventory is genuinely tight — Wellsville is a small town of roughly 3,800 people.
Are short-term rentals (Airbnb, VRBO) allowed in Wellsville? ▾
Wellsville City regulates short-term rentals fairly tightly and they are not permitted as-of-right in most residential zones. Investors planning an STR strategy should call the city planning office before writing an offer, because enforcement in small Cache County towns has tightened over the last few years. Long-term rentals are the safer underwriting assumption.
What should I know about water rights on Wellsville investment land? ▾
Anything with pasture, irrigated lawn, or acreage in Wellsville almost always involves shares in the Wellsville–Mendon irrigation systems or similar ditch companies. Water shares can add real value to a rental with land, but they also come with assessments and use deadlines. Verify share count and transfer process during due diligence — not after closing.
What price range should I expect for an entry-level rental here? ▾
Entry-level single-family rentals in Wellsville generally trade in the mid $300Ks to low $400Ks depending on condition, lot size, and whether outbuildings are included. Larger homes on a half-acre or more with mountain frontage views toward the Wellsville range push well into the $500Ks and $600Ks, which usually pencils better as a long-term hold than a pure cash-flow play.
Is Wellsville a better appreciation play or cash-flow play? ▾
Honestly, appreciation. Cache Valley has grown steadily as Logan, Hyrum, and Nibley have filled in, and Wellsville's limited buildable land plus protected agricultural character keep supply constrained. Cap rates here are not eye-popping, but long-term equity growth and stable tenants from the USU and Cache Valley Hospital workforce have rewarded patient owners.