Ammon Property Management
We’re working with rental property owners in Ammon to create better experiences and increase the potential of your investments.
Instead of trying to manage all of the details, from leasing to screening to maintenance and inspections, leave the day-to-day work to talented professionals who understand the Ammon rental market and the experiences that tenants are looking for.
We’re using our local experience and industry leadership to deliver a better rental experience for your residents and a more profitable rental experience for you.
Save your time and energy.
Jacob Grant Property Management is the choice for successful investors who want to grow their rental portfolios.
We believe in treating your rental investments as a business operation. We focus on earnings, growth, and customer satisfaction.
Leave it to us. You’ll start to see the growth right away.
Jacob Grant Property Management Delivers A New Level of Management
Our team of professional property managers believes in an elevated service model for you, your property, and your residents. Whether you’re renting out a handful of units or an entire apartment building in Ammon, you are invited to leverage our resources, our processes, our technology, and our relationships. This is how we elevate your investment experience.
Setting Ammon Rental Values
We’re often asked by property owners what they should be charging in rent.
That depends on a number of things, such as market strength, competition, location, and property condition.
We have the data and the insights that can help us understand where local rental values are landing. We also have some pretty good ideas about how we can increase what you earn on your unit. Maybe it’s a few simple renovations. Perhaps there’s some smart home tech we can suggest. Maybe an incentive will do the trick.
We understand pricing and we see its relationship to marketing. That’s what you get from Jacob Grant Property Management; a holistic and comprehensive approach to Ammon rentals.
Quality Tenants for Quality Properties
Another big part of the leasing process is preparing your property for the rental market. We’ll make sure it’s attractive, welcoming, and ready to grab the attention of anyone who sees it.
As rental applications roll in, we know exactly what we’re looking for. Our rental criteria is consistent and well-documented. We will only approve tenants who have the income, credit, and rental history to succeed and meet our expectations.
Tenant retention has to be part of your investment strategy. By eliminating vacancies and turnovers, we help you save money and create a more stable environment for your property and your tenants. So, once we place a high-quality tenant, we’re already looking for ways to inspire a lease renewal.
Boosting Cash Flow and ROI
For us, it’s more than rent collection and maintenance. Our approach to property management is one that’s grounded in the overall investment experience for owners like you. We want you to be proud of the properties you own, and excited about what they’re earning.
Our strategies for increasing cash flow and driving up ROI include recommending improvements and upgrades, focusing on preventative maintenance to avoid deferred repairs and emergencies, placing high quality tenants so we avoid evictions and late payments, and positioning you and your property to earn more in a way that’s intuitive and automatic. Don’t overthink it. You have a valuable investment. All we have to do is keep it occupied with high-performing tenants.
A Perfect Partnership: Jacob Grant and
Growth-Minded Real Estate Investors
We are selective about the property owners and investors we work with. We have to be because we pour a lot of resources, energy, and time into the improvement of your rental process and ultimately your cash flow. We work with investors who want to earn more and spend less on their properties. We work best with real estate professionals who understand the importance of scaling their portfolios.
Let’s see if our business values are aligned. We might be just right for each other.
Property Management Pricing in Ammon, Idaho
Full Service Management
- Leasing Fee – $0
- Rent Assessment
- Marketing the Property
- Finding Tenants
- Tenant Screening
- Renewal of Lease – $100
- Pet Screening
- Full Legal Compliance
- Convenient Rent Payments
- Accounting
- Property Maintenance Coordination
- Rent Collection
- Eviction Process Handling
- Property Accounting and Reporting
- Monthly Owner Statements
- Property Evaluations
- Owner and Tenant Portals
- Tenant Maintenance System
Multi-Property Full Service Management 3 - 19 Properties
- Leasing Fee – $0
- Rent Assessment
- Marketing the Property
- Finding Tenants
- Tenant Screening
- Renewal of Lease – $100
- Pet Screening
- Full Legal Compliance
- Convenient Rent Payments
- Accounting
- Property Maintenance Coordination
- Rent Collection
- Eviction Process Handling
- Property Accounting and Reporting
- Monthly Owner Statements
- Property Evaluations
- Owner and Tenant Portals
- Tenant Maintenance System
Multi-Property Full Service Management 20+ Properties
- Leasing Fee – $0
- Rent Assessment
- Marketing the Property
- Finding Tenants
- Tenant Screening
- Renewal of Lease – $100
- Pet Screening
- Full Legal Compliance
- Convenient Rent Payments
- Accounting
- Property Maintenance Coordination
- Rent Collection
- Eviction Process Handling
- Property Accounting and Reporting
- Monthly Owner Statements
- Property Evaluations
- Owner and Tenant Portals
- Tenant Maintenance System
Jacob Grant Property Management Can Help You Invest
With ongoing development, a strong rental market, and long-term appreciation potential, Ammon offers investors a rare combination of stability and growth — making it a strategic choice for anyone looking to expand their real estate portfolio.
You Should Invest in the Growing Ammon Rental Market
Known for its family-friendly atmosphere, strong sense of community, and scenic surroundings, Ammon is a growing community that offers a mix of suburban comfort and economic opportunity. Over the last decade, the city has experienced steady population growth, driven by its proximity to major employers, affordable cost of living, and high quality of life.
High Demand
The demand for housing continues to rise as more people relocate to the area for jobs in healthcare, technology, and education.
Low Vacancy, Rising Rents
Rental vacancies remain low, and average rent prices have trended upward, providing solid cash flow potential.
Landlord-Friendly Laws
Idaho’s landlord-friendly laws and relatively low property taxes make owning and managing rental properties easier and more profitable.
Frequently Asked Questions
Do you offer discounts for multiproperty portfolios?
What do you do when a tenant moves out?
When we receive a 30 day notice for a tenant to move out, we begin marketing immediately. This increased exposure substantially decreases vacancy periods (we average 3-4% vacancy rate).
The business day after the tenant moves out, we have a move out inspection. The move out inspection includes a detailed report along with a video. Repairs, housekeeping, and carpet cleaning are scheduled immediately. A short make ready period is important in order to make walk throughs available as soon as possible.
The move out process includes a detailed financial statement to the tenant that moved out detailing any charges for items that are above “normal wear and tear” as defined by the Idaho Landlord Tenant Handbook.
What do you do if a tenant does not pay rent?
We serve a 3 day pay or quit notice as provided by Idaho Law. If we have not received rent within 3 days, we provide the landlord with recommendations to move forward to evict. This process is streamlined to leave you to make the decision but out of the process.
What do you do with late fees?
Late fees require owners to wait for their funds and property managers to chase tenants for rent. Therefore they are split 50-50.
Should I allow pets in my rental property?
Even if you decide to accept pets there is a list of pets that are not allowed because our liability policy and most policies held by owners have exclusions with these dogs. To see a list of the breeds, you can click on application requirements in the prospective tenant section on jacobgrant.com.
Jacob Grant has a pet application process and scoring system that measures potential risk of the pet and cost risk if the pet does damage. There is additional deposit to help reduce this exposure.
*Fair housing requires that service animals are allowed even in “no-pet” housing. Charging additional rent or security deposit for a service animal is illegal. If someone has a service animal and completes the appropriate paperwork you will be notified.
What about utilities?
Utilities will be addressed when you sign a contract with Jacob Grant Property Management. A landlord agreement will be created by the owner and listed as follows:
Owner’s name or company name
c/o Jacob Grant Property Management
490 Park Ave, Suite 1
Idaho Falls, ID 83402
These agreements decrease the cost of turning utilities on and off and greatly reduces the risk of frozen pipes during the winter.
How do you handle “bad tenants?”
When a tenant violates the lease, we follow up with a lease violation. This is a form that outlines the violation and references the portion of the lease that is violated. There is an associated fee and sometimes follow up interior or exterior inspection depending on the violation.
Sometimes a neighbor will know about a violation before we do. In the case that we receive information from a neighbor, we follow up with verification of the violation.
What types of properties do you manage?
We manage single family homes, apartment complexes, 4-plexes, duplexes, condos, and townhomes. In addition, we manage apartment communities.
What are your certifications?
We are highly involved with the National Association for Residential Property Managers (NARPM) and attend national conferences to facilitate ongoing education and stay up-to-date with industry best practices.
We are also highly involved with the Institute of Real Estate Management (IREM). This is a highly respected property management education system which offers certifications such as the Accredited Residential Manager (ARM) or the elite Certified Property Manager (CPM).
Jacob Grant encourages all staff to take IREM classes through pay increase incentive and scholarship support for financial help. We currently have one CPM on staff and others that are on their way. We believe education increases our ability to meet owner’s goals, increases our professionalism and maximize our potential.
How do you collect and store security deposits?
What is the approval process for maintenance?
What are the contract cancellation terms?
When do you pay owners?
Funds are dispersed to owners on the 15th of every month. In the event that the 15th is a weekend or a holiday, funds will be dispersed on the following regular bank day. All funds are dispersed via ACH into a checking account of your choice.
What accounting do you offer?
Monthly accounting is provided to owners after funds are dispersed on the 15th. You will see line item by line item income and expenses on your monthly report. You will receive a copy of paid invoices as well as your monthly reserve balance. Additional reporting can be requested. All 1099s are paid out annually to vendors on behalf of owners. Year-end statements are provided to owners for tax purposes.
Do you provide access to online financial statements?
Owners have an “Owner’s Portal” in which they can view all of their financial statements at any time. Sensitive financial information is protected by a secure connection. The secure connection uses AES_256_CBC, which is a 256 bit encryption.
How long will it take to rent my property?
There are many factors that go into renting your property
Price
When rental properties are over-priced they typically do not rent quickly.
Cleanliness and repair
Rental properties that are clean and in good repair show better and therefore rent more quickly.
Season
There are not as many people looking for rental properties in winter months. This smaller pool of renters reduces the speed with which properties rent.
During the spring and summer, when rent is set correctly, properties will typically rent within 14 days of being advertised. Many times if we are marketing vacancies while the previous tenants are still living in them, they rent even more quickly.
Note: Jacob Grant Property Management uses Lease Targeting as much as possible. Lease Targeting means we change the lease end dates according to the season. If we are marketing a rental property in November we will try for a shorter term lease, and sometimes we are even able to secure 15-18 month leases. Though this is not always possible, Lease Targeting reduces your overall vacancy.
What services are outsourced?
Every company is required to sign a contract, provide proof of liability insurance and workers compensation and show consistent professionalism with tenants. They are also required to provide quality repairs consistent with pricing.
We typically don’t go with the very cheapest service in town as the long term results are not beneficial to properties or owners, and typically increase liability risk in the case of injury or damages.
What is the average length of tenancy?
There is a lot of variability in length of tenancy. Typically there are shorter occupancy periods in studios and 1 bedroom apartments and in homes that rent for more than $1300. Our average occupancies are between 12 and 18 months. The longest occupancy periods tend to be associated with properties that are between $700 and $1200. We see occupancies that last 2-3 years regularly. We have seen tenants live in a studio apartment for 10 years, and we have had people live in a 6000 sqft home for 2 months. These situations are atypical and not the rule.
What rent collection options do you offer tenants?
Tenants can pay with credit card, debit card, or ACH payment through their online portal. This “no-cash” policy protects your funds.
How many tenants have you evicted in the last year?
What Can You Expect When You Work with Jacob Grant Property Management in Ammon?
You’re Our Priority
Tenant service is a big part of what we do, but our first commitment is to you and your property.
Solid Tenant Relationships
We balance tenant service with tenant accountability, leading to a good experience for tenants, owners, and Ammon property managers.
Cost-Effective Processes
We’re stewards not only of your investment properties but also of your money. We track income and expenses and look for ways to improve earnings.
Read More »
Providing:
- Transparent financial reports
- Strategic marketing and listings
- Smart technology
- Dedicated customer service
At Jacob Grant Property Management, we’re providing the right blend of technology-led systems and proactive, in-person relationships.
Business-Minded Property Management in Ammon, Idaho
At Jacob Grant, we take a distinct approach to property management that sets us apart.
Our commitment to excellence extends to property owners, tenants, and the properties we manage. By maintaining the highest standards, we ensure a smooth and enjoyable rental experience for tenants while maximizing the profitability of your investment.
Whether you’re just thinking about investing in Ammon or looking for a reliable team to handle the leasing, management, and maintenance of your growing portfolio, we’re here to collaborate with you. Our goal is to build a lasting investment partnership that begins with finding the perfect property for your needs and continues with expert care and attention to detail.
Read Our Success Stories
Contact Jacob Grant
Let’s talk about your investments and answer your questions. Call us: (208) 522-3138.
You can also visit us at 490 Park Ave #1 Idaho Falls, ID 83402.
Alternatively, you can fill out the form on the right.
However you choose to contact us, we’ll be happy to respond to you quickly.
