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Investment Properties for Sale in Sunset, Utah
Sunset sits in the middle of Davis County's rental corridor, sandwiched between Hill Air Force Base and Clearfield, which keeps a steady base of tenants cycling through the area — active-duty airmen, base contractors, and civilian employees who need housing close to the gate but don't want Layton's higher price tags. Most of the housing stock here dates to the 1960s and 70s: brick ranches and split-levels on decent-sized lots, plus a handful of smaller multi-family properties near 1900 West and Main Street. Entry prices tend to run lower than Layton or Clearfield proper, which is exactly why investors watch this market — cash flow numbers often pencil out better on a per-door basis even with similar rents.
Because Hill AFB drives so much of the local rental demand, vacancy here tracks military housing allowances and PCS cycles more than the broader Wasatch Front economy. That's a different risk profile than a college-town rental or a short-term vacation property in southern Utah, and it's worth understanding before you run your numbers. Older homes also mean older systems — roofs, furnaces, and sewer lines from the original construction era — so factor inspection findings into your offer, not just the cap rate. Browse the active listings below to see what's currently on the market.
August 2026 · Sunset market
Live from the Utah MLS — what's actually happening in Sunset right now.
Median sale
$347,500
4 closed in August 2026
Median DOM
4 days
listing → contract
Sale-to-list
99.6%
of final list price
Unsold inventory
21
active + pending
4 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.