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Buy a rental in Kaysville, 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 $520K median home market in Kaysville.
Nearby Coverage
Kaysville's rental market presents a compelling investment opportunity. With a median home price of $520,000 and median rent of $1,650/month, the gross rent multiplier sits at approximately 26.3×, meaning the purchase price represents roughly 26.3 years of gross rental income. Population growth of 1.8% annually, driven by employers like Davis School District and Hill Air Force Base, supports sustained rental demand. With 20% of Kaysville 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 Kaysville's appreciating market.
Kaysville blends small-town community with Davis County convenience. Mornings start with a FrontRunner commute from the Layton station or a 30-minute I-15 drive to SLC. Barnes Park is the social hub, farmers markets, food truck events, and the July Fourth celebration all happen here. Main Street has locally owned restaurants and ice cream shops within walking distance of nearby streets. The east bench trailheads connect to the Bonneville Shoreline Trail for after-work hikes with mountain views. Community events include Kaysville City Celebration in July with a parade, rodeo, and outdoor concerts that reflect the city's tight-knit identity.
Median Home Price
$520K
Median Rent
$1,650/mo
Population
33,000
Annual Growth
1.8%
Avg Days on Market
26
Owner-Occupied
80%
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: Davis High School, Kaysville Junior High, Kaysville Elementary
Charming foothill community known for tree-lined streets and older established neighborhoods along the Wasatch bench.
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.
Kaysville's higher acquisition costs are offset by premium rents, very low vacancy, and longer average tenancies. A typical 4-bed Kaysville home rents for $2,000–$2,600 depending on finish level and location. While cap rates may be slightly compressed versus Clearfield or Sunset, the lower turnover, reduced maintenance disputes, and strong appreciation trajectory make Kaysville a solid long-term hold. Many investors view Kaysville as a wealth-building play rather than a pure cash-flow market.
Well-maintained listings with current kitchens and landscaping tend to draw applicants who stay longer and expect responsive maintenance. Screening follows the same credit, employment, and occupancy process as elsewhere in Davis County.
Very competitive from a landlord's perspective, well-priced, well-presented properties receive multiple applications within days. From an investor acquisition standpoint, quality properties in Kaysville are tightly held and command full market pricing. Off-market deals through property management relationships and direct mail campaigns are more productive than MLS shopping in this market. When inventory does appear, speed matters.
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