Investment Properties for Sale in West Valley City, Utah

As of recent quarters, three-bedroom single-family homes typically rent between $2,000 and $2,500 per month, while townhomes run $1,700 to $2,100. Basement ADUs or separate-entry units add another $900 to $1,300. Rents in the Hunter and Granger areas tend to come in slightly under newer construction near Lake Park.

West Valley City restricts short-term rentals in most residential zones and requires a business license for any that do qualify. Most investors here run long-term leases or mid-term furnished rentals aimed at traveling medical staff and relocation tenants, which the city does not regulate the same way.

Older neighborhoods west of Redwood Road — Hunter, Granger, and pockets near 3500 South — usually pencil better because purchase prices stay lower while rents track citywide averages. Newer subdivisions south of 4700 South appreciate faster but have tighter cash-flow margins on day one.

Yes. West Valley adopted an accessory dwelling unit ordinance that permits internal and detached ADUs on most single-family lots, subject to parking, owner-occupancy in some cases, and standard building code review. Many older homes already have non-conforming basement apartments that can be brought up to code.

Non-primary residences in Utah lose the 45% residential exemption, so investment properties are taxed on 100% of assessed value rather than 55%. Effective rates for rentals in West Valley typically land between 1.1% and 1.3% of market value — factor that into your underwriting before offering.

Less competitive than Provo or Ogden's downtown core. Owner-occupants drive most of the bidding under $450,000, and investors compete mainly on multi-unit, larger lots with ADU potential, or distressed inventory. Cash offers still win, but financed buyers regularly get accepted at or near list.