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Buy a rental in South Ogden, 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 $385K median home market in South Ogden.
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South Ogden's rental market presents a compelling investment opportunity. With a median home price of $385,000 and median rent of $1,400/month, the gross rent multiplier sits at approximately 22.9×, meaning the purchase price represents roughly 22.9 years of gross rental income. Population growth of 1.5% annually, driven by employers like Fresenius Medical Care and South Ogden City, supports sustained rental demand. With 35% of South Ogden 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 South Ogden's appreciating market.
South Ogden life is unpretentious and convenient. The 40th Street strip has a barber shop, taco trucks, and a popular Chinese restaurant that's been there for decades. Morning commutes to Hill AFB or downtown Ogden take under 15 minutes. The Nature Park along the Ogden River is a local trail loop for walking, cycling, and jogging year-round. Riverdale's big-box retail is five minutes south for groceries and errands. Community pride shows at South Ogden Days in summer with a parade, car show, and neighborhood barbecues. It's the kind of place where you wave to your mail carrier by name.
Median Home Price
$385K
Median Rent
$1,400/mo
Population
18,000
Annual Growth
1.5%
Avg Days on Market
25
Owner-Occupied
65%
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: Weber School District
Notable schools: South Ogden Junior High, Burch Creek Elementary, Bonneville High School
Residential suburb on the eastern bench above Ogden with quick access to Wasatch canyons.
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.
South Ogden offers lower acquisition costs than Ogden's east bench while still pulling from the same employment base, Hill AFB, Weber State, and Intermountain Health. Cap rates tend to be slightly higher because purchase prices are lower, but rents track close to Ogden averages. The trade-off is less walkable nightlife than downtown Ogden. Updated 3-bed homes with fenced yards lease in 10–14 days here.
Kitchen and bathroom updates in the 1960s–1980s ramblers deliver the strongest rent bumps, typically $150–$250/month for a $15K–$25K investment. Adding LVP flooring throughout and modernizing lighting fixtures further improves showing appeal. Basement finishing to add a bedroom and bathroom can push a 3-bed to a 4-bed configuration and significantly expand the applicant pool.
Properties immediately adjacent to the Ogden River should be checked against FEMA flood maps. Most residential areas in South Ogden sit above the floodplain, but parcels within a block of the river may require flood insurance. We recommend verifying flood zone status during due diligence and factoring any additional insurance cost into your pro forma.
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