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Buy a rental in Washington Terrace, 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 $340K median home market in Washington Terrace.
Nearby Coverage
Washington Terrace's rental market presents a compelling investment opportunity. With a median home price of $340,000 and median rent of $1,300/month, the gross rent multiplier sits at approximately 21.8×, meaning the purchase price represents roughly 21.8 years of gross rental income. Population growth of 1.2% annually, driven by employers like Hill Air Force Base and Weber School District, supports sustained rental demand. With 38% of Washington Terrace 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 Washington Terrace's appreciating market.
Washington Terrace is a compact, no-frills city with tree-lined streets and mid-century housing. The city park hosts summer movie nights and a popular Easter egg hunt. Grocery runs and dining happen on Riverdale Road, five minutes south, chains and local spots both available. Commutes to Hill AFB take 10 minutes; downtown Ogden's 25th Street is 10 minutes north for weekend dining. The Ogden River Parkway is nearby for walking and fishing. Community identity is strong, Washington Terrace Days in August brings out nearly the whole town for a parade, games, and potluck dinners.
Median Home Price
$340K
Median Rent
$1,300/mo
Population
9,500
Annual Growth
1.2%
Avg Days on Market
20
Owner-Occupied
62%
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: Majestic Elementary, Orion Junior High, Bonneville High School
Small city bordered by the Weber River, primarily serving Hill Air Force Base military families.
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.
Demand is anchored by Hill AFB and Weber County employment. Rents typically run $200–$400 below Ogden's east bench. Military leases often follow 12-month assignment cycles; well-maintained homes commonly renew for additional terms.
Most Washington Terrace properties are not in HOAs, the city is largely single-family homes on individually owned lots without community association governance. This gives investors flexibility on exterior improvements and rental policies, though city ordinances still apply to property maintenance, parking, and occupancy limits. Always verify with the city zoning office before adding accessory dwelling units.
Washington Terrace has seen steady but modest appreciation, trailing the state average but outperforming on a yield basis. As Ogden and surrounding areas appreciate and price out some buyers, spillover demand lifts Washington Terrace values. The city's proximity to I-15 and commercial amenities provides a floor on values. Investors here typically prioritize cash flow over appreciation, which the low basis supports well.
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