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Buy a rental in Sunset, 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 $345K median home market in Sunset.
Nearby Coverage
Sunset's rental market presents a compelling investment opportunity. With a median home price of $345,000 and median rent of $1,300/month, the gross rent multiplier sits at approximately 22.1×, meaning the purchase price represents roughly 22.1 years of gross rental income. Population growth of 1.0% annually, driven by employers like Hill Air Force Base and Freeport Center, supports sustained rental demand. With 42% of Sunset 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 Sunset's appreciating market.
Sunset is a small-town pocket within the Davis County suburban sprawl. Main Street has a handful of local businesses, a pizza shop, and a gas station, it's not a destination, but it's convenient. The FrontRunner station in Clearfield is a 5-minute drive for SLC commuters. City parks host pick-up basketball and evening walks. Shopping and dining happen in Clearfield or Layton, both 5–10 minutes away. Sunset Fun Days in summer is a neighborhood-scale celebration with bounce houses, food trucks, and a community talent show. The pace is small-town and affordable relative to Layton and Kaysville.
Median Home Price
$345K
Median Rent
$1,300/mo
Population
5,500
Annual Growth
1.0%
Avg Days on Market
18
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: Davis School District
Notable schools: Sunset Elementary, Sunset Junior High, Clearfield High School
Small city adjacent to Hill Air Force Base with affordable post-war housing stock.
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.
Treat Sunset like any small Davis County market: pull comps, budget for older housing stock, and use professional management. For public safety, check Sunset Police and Utah DPS data for the specific block and several recent years rather than a city-wide headline. Lighting, locks, and maintenance are operational items we can address; they are not a substitute for current public data.
Most Sunset homes are 50–70 years old and show their age, expect original windows, aging HVAC systems, and dated kitchens. The upside is that purchase prices already reflect deferred maintenance, so investors buying at current basis can renovate strategically. A $20K–$35K update budget for kitchen, bath, flooring, and paint can transform a dated Sunset home into a competitive rental that commands rents comparable to Clinton or Clearfield properties.
Demand is price-sensitive and tied to Hill AFB, nearby retail jobs, Davis School District zoning, and the Clearfield FrontRunner commute to SLC. Turnover can be higher than in pricier Davis County cities, so budget for turns and competitive renewal pricing.
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