Layton’s Zillow ZHVI typical home value is $530,417, and its Zillow ZORI typical observed market rent is $1,643 monthly. Those measures imply a 3.72% gross yield—annualized ZORI divided by ZHVI—before every operating cost. ZHVI increased 2.52% year over year while ZORI increased 0.63%, so value movement outpaced rent movement. ZHVI is 5.18x the city ACS median household income, and annual ZORI is 19.24% of that income; both are broad affordability screens, not property cash flow or tenant qualification.
Layton has 29,155 housing units; renters occupy 27.46% of occupied units, and the citywide housing vacancy rate is 4.72%. These tenure and vacancy measures describe the overall stock, not whether a particular rental will lease quickly. ACS reports a $477,700 median home value for surveyed owner-occupied housing and $1,538 median gross rent for surveyed renter-occupied housing, with gross rent including selected utilities. Those ACS measures differ in concept and period from Zillow’s typical value and observed market rent, so they should not be averaged.
Direct city evidence shows 45.53% of renter households spend at least 30% of income on gross rent. Single-family structures are 74.45% of all housing units and large multifamily structures are 8.42%; these survey shares do not measure available investment inventory. Among vacant units, 29.94% are classified as for rent, which likewise does not establish current listings. Population increased 9.30% between overlapping ACS vintages, not at an annual rate, and possible boundary changes cannot be excluded. Median household income is $102,480, while poverty is 8.05% and unemployment is 2.77%; the latter indicators are descriptive demand constraints, not causal explanations or property-level tenant evidence.
At the county scope, Davis County listings had price reductions on 30.44% of active listings, offering negotiation context rather than a city measure. The broader Ogden metro had 3.6 months of supply, a metro—not city—market balance measure. Jobs in the Ogden metro declined 0.92% year over year, providing metro labor context rather than a city result. The national Freddie Mac 30-year mortgage rate was 6.66%, a financing benchmark rather than an offered loan quote.
The main underwriting gap is the absence of property-level rent, condition, expenses, taxes, insurance, financing, concessions and lease history. Before acting, obtain comparable leases and sales for the specific property, inspect major systems, review title and zoning, confirm legal rental use, and price repairs. Build a cash-flow case with actual loan terms and reserves, test vacancy and maintenance stress, and reconcile quoted taxes and hazard coverage to the parcel rather than relying on city, county, metro or national aggregates.