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Buy a rental in Clinton, 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 $400K median home market in Clinton.
Nearby Coverage
Clinton's rental market presents a compelling investment opportunity. With a median home price of $400,000 and median rent of $1,450/month, the gross rent multiplier sits at approximately 23.0×, meaning the purchase price represents roughly 23.0 years of gross rental income. Population growth of 2.5% annually, driven by employers like Hill Air Force Base and Davis School District, supports sustained rental demand. With 25% of Clinton 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 Clinton's appreciating market.
Clinton is a bedroom community timed to Hill AFB shifts. City parks and Davis School District rec leagues are heavily used after work. The 2000 West corridor handles daily errands with grocery stores, fast food, and a handful of sit-down restaurants. Weekends might mean a drive to Antelope Island, a trip to Layton Hills Mall, or a backyard barbecue with neighbors. Clinton Days in August features a 5K, parade, and fireworks. Running groups, cycling clubs, and a growing trail network along the canal paths are local amenities.
Median Home Price
$400K
Median Rent
$1,450/mo
Population
24,000
Annual Growth
2.5%
Avg Days on Market
24
Owner-Occupied
75%
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: Clinton Elementary, Sunset Junior High, Clearfield High School
Growing suburban city west of I-15 between Clearfield and West Point on the former lakebed plain.
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.
Hill AFB is Clinton's economic engine. Active-duty military, civilian DOD employees, and contractors from Northrop Grumman, Boeing, and L3Harris form a substantial portion of the renter pool. Military relocations create predictable turnover cycles, typically summer PCS moves, which experienced investors plan for by timing lease expirations to align with incoming personnel. BAH (Basic Allowance for Housing) rates for the area support competitive rents, and military tenants often maintain properties to a high standard.
Many of Clinton's newer subdivisions have active HOAs with monthly dues ranging from $30–$75. These typically cover common area maintenance, entry features, and sometimes trail access. For investors, HOA rules may restrict rentals (some cap the percentage of rentals in a community), require architectural approval for exterior changes, or mandate specific landscaping standards. Always review CC&Rs before closing, some Clinton HOAs have become more restrictive in recent years as homeowner sentiment shifts.
Clinton to downtown SLC is about 35–45 minutes via I-15, depending on traffic. The Clearfield FrontRunner station is a 10-minute drive and offers rail service to SLC in approximately 50 minutes. Many Clinton residents who work in SLC use FrontRunner daily, which is a selling point for renters who want suburban living without two-car dependency. UTA bus routes also connect Clinton to the FrontRunner station.
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