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Buy a rental in Orem, 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 $455K median home market in Orem.
Orem's rental market presents a compelling investment opportunity. With a median home price of $455,000 and median rent of $1,550/month, the gross rent multiplier sits at approximately 24.5×, meaning the purchase price represents roughly 24.5 years of gross rental income. Population growth of 1.8% annually, driven by employers like Utah Valley University and Blendtec, supports sustained rental demand. With 42% of Orem 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 Orem's appreciating market.
Orem mixes UVU-adjacent apartments along University Parkway with established, tree-lined streets to the north. The SCERA Center hosts community theater and outdoor summer movies. Shopping gravitates toward University Place mall and the State Street corridor. Weekend hikes at Timpanogos Falls are a rite of passage, and Mt. Timpanogos looms as the daily backdrop. Commuters reach SLC in 40 minutes via I-15 or FrontRunner. Orem Summerfest in June packs the park with food vendors, carnival rides, and live bands.
Median Home Price
$455K
Median Rent
$1,550/mo
Population
100,000
Annual Growth
1.8%
Avg Days on Market
22
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: Alpine School District
Notable schools: Mountain View High School, Orem High School, Timpanogos High School
Known as 'Family City USA,' spanning from the Utah Lake shoreline to the base of Mt. Timpanogos.
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.
Proactive renewal outreach at 90 days, modest annual increases tied to comps, and early turn scheduling.
View available times and book a free 30-minute consultation
Send details for notary, loan signing, property questions, or anything that needs a follow-up from our team.