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Buy a rental in Clearfield, Utah: current rents, cap rates, which neighborhoods actually cash flow, and what management costs.
Ondo pairs neighborhood-level pricing, prep, and negotiation support with the realities of a $375K median home market in Clearfield.
Clearfield's rental market presents a compelling investment opportunity. With a median home price of $375,000 and median rent of $1,400/month, the gross rent multiplier sits at approximately 22.3×, meaning the purchase price represents roughly 22.3 years of gross rental income. Population growth of 1.6% annually, driven by employers like Hill Air Force Base and Freeport Center, supports sustained rental demand. With 42% of Clearfield households renting, the tenant pool is established and active. We help investors identify properties that generate positive cash flow from day one and build long-term equity in Clearfield's appreciating market.
Clearfield's daily rhythm is set by the FrontRunner schedule and Hill AFB shift changes. Commuters walk or bike to the station for SLC office jobs; Hill AFB is a short drive. State Street handles daily errands, groceries, pharmacies, and fast-casual dining. Steed Park is the recreational anchor with a splash pad, sports fields, and summer concerts. Weekends might include a FrontRunner ride to a SLC event, a Freeport Center warehouse sale, or a trip to nearby Antelope Island. Clearfield's Heritage Festival in summer combines a car show, live music, and food vendors in the city park.
Median Home Price
$375K
Median Rent
$1,400/mo
Population
33,000
Annual Growth
1.6%
Avg Days on Market
20
Owner-Occupied
58%
Ondo city medians as of Aug 2026 — verify. Not an MLS pull, appraisal, BPO, or CMA. Population and annual growth are approximate and are not tied to a named public source here. Check the U.S. Census Bureau for official figures.
We define your target returns, budget, preferred property type, and management expectations. Whether you're buying your first rental or adding to a portfolio, we tailor the search to your investment thesis.
For every property we present, you get a cash flow analysis including purchase price, down payment, financing costs, projected rent, operating expenses (vacancy, maintenance, insurance, taxes, management), and net yield. No surprises.
Once you close, our property management team takes over: marketing, tenant placement, rent collection, maintenance, and reporting. You get passive income without the daily operational burden.
School District: Davis School District
Notable schools: Clearfield High School, North Davis Junior High, Holt Elementary
Military-influenced city directly south of Hill Air Force Base with FrontRunner commuter rail access.
Outdoor Activities
Local Landmarks
Returns vary by property, financing, and management approach. In the current market, cash-on-cash returns for a well-purchased rental property typically range from 4–8% before appreciation. Cap rates for single-family rentals generally run 4–6%. Total returns including appreciation, principal paydown, and tax benefits can exceed 12–15% annually. We provide property-specific pro forma analysis so you know exactly what to expect before making an offer.
Investment property loans typically require 15–25% down for a single-family rental and 25% for 2–4 unit properties. Some portfolio lenders offer 10% down for strong borrowers. DSCR (debt service coverage ratio) loans are available for investors who prefer to qualify based on the property's rental income rather than personal income. We help you structure financing that preserves capital for multiple acquisitions.
It depends on your time, proximity, and number of properties. Self-management saves the management fee (typically 8–10% of rent) but requires you to handle tenant calls, maintenance coordination, rent collection, and legal compliance. As your portfolio grows past 2–3 units, the time investment usually exceeds the management fee savings. Our property management service handles everything from day one.
A 1031 exchange lets you defer capital gains taxes when you sell an investment property and reinvest the proceeds into a like-kind replacement property. Strict timelines apply: 45 days to identify replacement properties and 180 days to close. We coordinate with qualified intermediaries and help you identify replacement properties that improve your portfolio's cash flow and appreciation potential.
The FrontRunner station is a significant amenity, tenants working in downtown SLC or at the University of Utah can commute car-free in about 55 minutes. Properties within walking or biking distance of the station often command a premium from applicants who want a car-optional commute. As UTA expands service frequency, this advantage should compound. Marketing listings with transit accessibility scores and commute times is effective.
Clearfield has approved plans for mixed-use development around the FrontRunner station, including higher-density residential, retail, and office space. This is a long-term play, construction timelines depend on market conditions and developer commitments. For investors, the transit-oriented development could lift surrounding property values but also introduce new rental supply. Positioning now in the station-adjacent area offers potential appreciation upside, though the timeline is uncertain.
Parts of Clearfield, particularly the western sections, fall within Hill AFB noise contours from military flight operations. F-35 training flights generate significant noise, especially during summer flying schedules. Properties in the higher noise zones may require disclosure and can experience slightly longer lease-up times. Conversely, they're often priced lower, which improves cash-on-cash returns. Many military tenants are accustomed to the sound and view it as a non-issue.
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