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Buy a rental in Lehi, 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 $550K median home market in Lehi.
Nearby Coverage
Lehi's rental market presents a compelling investment opportunity. With a median home price of $550,000 and median rent of $1,750/month, the gross rent multiplier sits at approximately 26.2×, meaning the purchase price represents roughly 26.2 years of gross rental income. Population growth of 5.0% annually, driven by employers like Adobe and Microsoft, supports sustained rental demand. With 22% of Lehi 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 Lehi's appreciating market.
Lehi pulses with tech-sector energy, Adobe, Vivint, and dozens of startups fill coffee shops and coworking spaces by morning. Thanksgiving Point offers the Museum of Natural Curiosity, Ashton Gardens, and a dinosaur museum. Traverse Mountain's retail village has craft pizza, boba tea, and boutique fitness. Commutes to Provo or SLC are 25–30 minutes each. The Murdock Canal Trail is a popular evening bike route connecting Lehi to Saratoga Springs. Community events include Lehi Round-Up Days, one of Utah's oldest rodeos.
Median Home Price
$550K
Median Rent
$1,750/mo
Population
82,000
Annual Growth
5.0%
Avg Days on Market
24
Owner-Occupied
78%
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: Alpine School District
Notable schools: Lehi High School, Skyridge High School, Willowcreek Middle School
Epicenter of Utah's Silicon Slopes tech corridor at the Point of the Mountain between Salt Lake and Utah counties.
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.
Permitted per HOA rules; our pet screening and deposits reduce risk while expanding applicant pools.
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Send details for notary, loan signing, property questions, or anything that needs a follow-up from our team.