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Investment Properties for Sale in Sunset, Utah
Sunset is a small Davis County city wedged between Clearfield, Roy, and Hill Air Force Base, and that location is the whole investment thesis. Hill employs roughly 25,000 military and civilian workers, and a steady share of them want to rent within a 10-minute commute rather than buy. That pushes consistent demand for modest single-family homes, basement apartments, and the occasional duplex along 1800 North, Main Street, and the older grid south of 2700 North. Prices here run well below Farmington or Kaysville, which is why buy-and-hold investors keep circling back — entry points in the high $300s to mid $400s still pencil when rents land in the $1,800-$2,300 range for a three-bedroom.
The housing stock skews older — lots of 1950s and 60s brick ramblers, plus pockets of 1970s and 80s split-entries — so condition varies wildly from one street to the next. Many of the rambler floor plans convert cleanly into upstairs/downstairs rentals, which is the most common value-add play in town. Winters are typical Wasatch Front (cold, inversion-prone), summers are dry and hot, and the FrontRunner station in Clearfield gives tenants a one-seat ride to Salt Lake or Ogden. Property taxes through Davis County are reasonable, and Sunset City's zoning is generally landlord-friendly compared to some neighboring municipalities. Browse the active listings below to see which Sunset properties currently pencil as rentals, and reach out if you want rent comps or a walk-through on anything specific.
June 2026 · Sunset market
Live from the Utah MLS — what's actually happening in Sunset right now.
Median sale
$339,000
3 closed in June 2026
Median DOM
7 days
listing → contract
Sale-to-list
98.4%
of final list price
Unsold inventory
34
active + pending
6 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Sunset.
What kind of rental demand does Sunset have? ▾
Sunset sits next to Hill Air Force Base, which drives steady demand from airmen, civilian contractors, and defense employees who need housing on month-to-month or one-year terms. The town also pulls renters from nearby Clearfield, Roy, and Layton who want lower rents than Davis County's pricier south end. Vacancy tends to stay tight because of that military turnover cycle.
What price range do investment properties in Sunset typically fall into? ▾
Most single-family rentals in Sunset trade in the high $300s to mid $400s, with older brick ramblers from the 1950s and 60s on the lower end and updated homes or those with basement apartments at the top. Small multi-unit properties and duplexes are rare but command a premium when they hit the market. Expect cap rates in the 5-6% range depending on condition and financing.
Are basement apartments and ADUs allowed in Sunset? ▾
Sunset City permits accessory dwelling units in many residential zones, but you need to confirm the specific lot's zoning and pull a permit before adding or legalizing a basement apartment. Many of the older homes already have non-conforming basement units that investors clean up and re-permit. Check with Sunset City's planning department before you close on a property where the rental income depends on a second unit.
How does proximity to Hill AFB affect investment strategy? ▾
Hill brings predictable, credit-worthy tenants but also predictable turnover — PCS moves every 2-4 years are normal. Some investors lean into short-term or mid-term furnished rentals for TDY personnel and contractors, which can outperform standard 12-month leases. Just factor in the higher management workload and furnishing costs.
What should I watch for on older Sunset homes? ▾
A lot of the housing stock dates to the 1950s-70s, so budget for galvanized or polybutylene plumbing replacements, original electrical panels, aging sewer laterals, and roofs at or past end of life. Many homes also have older single-pane windows and minimal insulation, which hurt rent-readiness and utility costs. A thorough inspection and a realistic rehab number are worth more here than in newer Davis County builds.
How many investment-grade listings are usually active in Sunset? ▾
Sunset is a small city of roughly 5,200 residents, so active inventory is thin — often only a handful of homes on the market at any given time, and not all of them pencil as rentals. Setting up an alert and being ready to move quickly when something cash-flows is the realistic approach. The listings below show what's currently available.