Real Estate Investing in Dayton, Ohio
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Dayton, OH? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (79/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
STRONG
4.2 / 5
(89/100)
A balanced market — moderate cash flow and moderate appreciation. A "steady" investor profile fits best.
Risks to Know
1 flag
- High vacancy: 15.8% of homes vacant — above national norms.
What’s happening in Dayton, OH?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$85,537
Avg Monthly Rent
$1,244
ZIP Codes
14
Market Trends — Dayton, OH
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Dayton, OH. Updated on demand as visitors ask.
Growth & development in Dayton, OH Updated 144 days ago
Dayton is experiencing significant investment in renewable energy and downtown revitalization, alongside new housing developments and ongoing infrastructure improvements.
Opportunities
- Dayton approved the Gem City Solar Project, a 50 MW solar farm, projected to save residents up to $42 million over two decades. — This project provides stable, lower energy costs and contributes to local renewable energy goals. Big News Network / Gem City Solar Project
- The city approved a 5.15 MW solar array for the Miami Water Treatment Plant, expected to save $3.75 million over 30 years. — This reduces operational costs for a city facility and repurposes a brownfield site. American Cities Climate Challenge
- 40 new homes are planned for construction in West Dayton neighborhoods, with an additional 24 existing properties to be rehabilitated. — This expands housing opportunities, particularly for income-eligible residents, and promotes homeownership. WYSO
- Downtown Dayton saw $400 million in projects completed in 2024, the largest investment since 2010. — This signifies strong economic recovery and growth, attracting new businesses and residents to the urban core. Downtown Dayton Partnership
- Pins Mechanical opened a new location in downtown Dayton in June 2025, offering entertainment and dining options. — This adds new recreational and social choices for residents and visitors in the downtown area. Downtown Dayton Partnership
Concerns
- VS Direct Fulfillment LLC (Victoria's Secret call center) in Kettering closed in 2024, eliminating 120 jobs. — This resulted in job losses for over a hundred employees in the area. WYSO
- Global Medical Response closed two Dayton-area locations in October 2024, resulting in 74 permanent layoffs. — This led to job losses and reduced local employment opportunities. EMS1
- Dayton's Manufacturing Extension Partnership (FastLane) planned to close by early 2026 due to a federal funding freeze. — This closure impacts support services for small and medium-sized manufacturers in the region. Industry Week
Bottom line: Dayton is experiencing substantial growth in renewable energy and downtown development, while also facing some employer closures.
Local news & events in Dayton, OH Updated 144 days ago
Dayton residents report high satisfaction with city life and services, despite ongoing concerns about crime, housing, and infrastructure.
Opportunities
- Dayton saw a 17% decrease in violent crime from 2024 to 2025, attributed to increased police presence and technology. — Reduced violent crime enhances public safety and allows residents to feel more secure in their community. Dayton 24/7 Now
- The 2025 Dayton Survey reported nearly 64% resident satisfaction with living in Dayton, a six-year high. — Increased satisfaction with city life suggests an improved quality of living and community well-being. DaytonOhio.gov
- Satisfaction with Fire and EMS services remained high at nearly 76% in 2025, consistently above 70% since 2017. — Reliable emergency services contribute to a sense of security and access to critical aid for all residents. DaytonOhio.gov
- Dayton's waste collection services saw a 13% increase in satisfaction since 2021, reaching 75% in 2025. — Improved waste collection enhances neighborhood cleanliness and public health, benefiting all residents. DaytonOhio.gov
- Dayton is undertaking an $11 million project to reduce PFAS levels in its drinking water, utilizing a zero-interest loan. — This investment ensures safer drinking water for 400,000 people, protecting public health from 'forever chemicals.' WYSO
Concerns
- Crime/safety, abandoned homes/blight, drug use, and gun violence remain the most important issues for Dayton residents in 2024. — These issues create an environment of insecurity and can deter investment and community engagement. mySidewalk
- Only 23% of residents expressed satisfaction with the condition of streets, sidewalks, and pavement in 2025. — Poor infrastructure can lead to higher vehicle maintenance costs, reduced walkability, and safety concerns. WHIO-TV
- Affordable housing is a growing concern, with 34% dissatisfaction compared to 31% satisfaction in 2025. — Lack of affordable housing can displace residents and limit opportunities for new individuals and families to live in Dayton. WHIO-TV
- Dayton Water Department has planned 8.5% water rate increases for 2027 and 2028, following a 2026 increase. — Increased water rates impose additional financial burdens on households, potentially reducing disposable income. Ohio.gov
- Satisfaction with the enforcement of city codes and ordinances was low at 23% in 2025, with 46% dissatisfied. — Inconsistent code enforcement can lead to neighborhood decline and unaddressed blight, affecting property values and quality of life. WHIO-TV
Bottom line: Dayton shows progress in public safety and resident satisfaction with services, but significant challenges persist in infrastructure, housing affordability, and overall crime concerns.
Schools in Dayton, OH Updated 144 days ago
Dayton Public Schools has seen academic gains and is implementing significant reconfigurations and new career-focused programs, alongside major facility renovations and a proposed levy.
Opportunities
- Dayton Public Schools saw significant academic gains on the 2025 Ohio School Report Cards, including a full 1-star increase in the Achievement Component. — This indicates improved educational outcomes and opportunities for students. Dayton Public Schools
- The district's Career-Technical Education (CTE) report card earned 4.5 out of 5 stars in 2025, with an 87% CTE graduation rate. — This highlights successful pathways preparing students for college and career success. Dayton Public Schools
- Advanced Placement courses were expanded to all high schools in 2024, and new career pathways were implemented at the middle school level. — This broadens access to advanced academic and career exploration opportunities for more students. Dayton Public Schools
- Dayton Public Schools is part of the Ford Next Generation Learning Academies, offering curriculum connected to in-demand careers like engineering and IT. — This provides students with hands-on learning and connections to professionals, enhancing future readiness. WYSO
- The $32.5 million renovation of Welcome Stadium was completed in August 2023, 10 days ahead of schedule, with significant enhancements. — This provides state-of-the-art athletic facilities for students and the community. Shook Construction
Concerns
- Dayton Public Schools is proposing a levy for November 2026, with options of 5-mill or 7-mill, which would increase taxes for homeowners. — This imposes additional costs on residents without their prior consent. WHIO-TV
- For the 2026-2027 school year, the district will reduce the number of preschool sites from 17 to four locations. — This may limit convenient access to preschool for some families. WYSO
- The Welcome Stadium renovation project saw its estimated cost rise from an initial range of $11-$27 million to $44 million. — This indicates a significant increase in the financial burden for the district and taxpayers. WHIO-TV
Bottom line: Dayton Public Schools is undergoing significant academic and structural changes, with improved performance and new programs, but also facing a proposed tax levy and facility cost increases.
Civic & policy in Dayton, OH Updated 144 days ago
Dayton and Montgomery County have recently focused on housing, zoning updates, and public safety, alongside state-level tax and education policy shifts.
Opportunities
- The City of Dayton is updating its zoning code to reduce parking requirements and support housing and residential developments, including accessory dwelling units (ADUs) and 'missing middle' housing. — These changes aim to make housing more affordable and accessible by increasing density and flexibility in residential areas. DaytonOhio.gov
- Montgomery County opened a new public electric vehicle (EV) charging station at the Reibold Building in downtown Dayton in August 2025. — This expands infrastructure for EV users, encouraging adoption and reducing greenhouse gas emissions. Montgomery County, OH
- The City of Dayton's income tax rate includes an additional 0.25% tax, effective January 1, 2025, which is a continuation of a previous ordinance and will not increase taxes. — This renewal provides continued funding for public safety, road repairs, vacant lot maintenance, high-quality preschool, and housing investments without raising the tax burden. DaytonOhio.gov
- Montgomery County announced a decline in child welfare cases in April 2026, highlighting community awareness efforts. — A reduction in child welfare cases indicates improved safety and well-being for children in the community. Montgomery County, OH
- Ohio's state budget for fiscal years 2026–2027 includes a phased reduction of the state income tax on nonbusiness income. — This change will result in lower income tax rates for many individuals, potentially increasing disposable income. Our Insights
Concerns
- Dayton leaders passed an ordinance in October 2025 regulating foster group homes, including limits on proximity and the number of residents. — These new zoning regulations may restrict the establishment and expansion of needed group care facilities within the city. WHIO-TV
- Montgomery County updated its building regulation fees in September 2025, which may increase costs for residents and businesses undertaking construction or renovation projects. — Increased fees for building regulations can add to the overall cost of development and home improvement. Montgomery County, OH
- Ohio's Senate Bill 1, effective June 27, 2025, prohibits diversity and equity programming and regulates classroom discussion at public universities. — This state legislation may limit academic freedom and reduce support services for specific student populations at public higher education institutions in Ohio. The Statehouse News Bureau
- Dayton REALTORS® MLS removed all compensation fields and implemented new mandatory rules effective August 8, 2024, in compliance with a national settlement. — This change may alter how buyer's agents are compensated, potentially impacting real estate transactions for residents. Dayton REALTORS®
Bottom line: Dayton and Montgomery County are actively addressing urban development and social services, while state policies are impacting taxes and higher education.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Dayton-Kettering, OH
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Landlord Ground Truth
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Property managers serving Montgomery County
Manage rentals here? List your business →Associa RPM provides comprehensive HOA and condominium management services in the greater Columbus, Dublin, Cincinnati, and Dayton areas of Ohio. summary from their website
HOA
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Eclipse Community Management, Llc.
Dayton, OH
Eclipse Community Management offers HOA & Condo Management services in Ohio & Kentucky. summary from their website
HOA
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Frost Property Management, Ltd.
Dayton, OH
Frost Property Management offers deluxe, experienced property management services in South Florida for single families, residential condos, multifamilies, and commercial spaces. summary from their website
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Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
Avg Home Value
$85,537
Avg Monthly Rent
$1,244
1% Rule
✓ Passes
Landlord Friendly (OH)
★★★★★
🎓 Colleges & Universities in Dayton
10 Colleges
40,024 Students
6,621 Off-Campus Renters
B
4-Year Private · 11,304 students
C+
4-Year Public · 17,431 students
📍 ~5,386 students rent off-campus
C+
2-Year For-Profit · 52 students
C+
4-Year Public · 9,884 students
📍 ~1,235 students rent off-campus
C
2-Year For-Profit · 44 students
C
2-Year For-Profit · 121 students
C
2-Year For-Profit · 186 students
D
4-Year Private · 471 students
D
Vocational For-Profit · 425 students
D
Vocational For-Profit · 106 students
Investor Insight: With 6,621 students living off-campus, Dayton has substantial rental demand from the college population — typically stable, lease-renewing tenants.
Neighborhoods in Dayton
Arlington Heights
14 ZIP codes
Belmont
14 ZIP codes
Burkhardt
14 ZIP codes
Carillon
14 ZIP codes
College Hill
14 ZIP codes
Cornell Heights
14 ZIP codes
Dayton View Triangle
14 ZIP codes
Deweese
14 ZIP codes
Downtown
14 ZIP codes
Eastern Hills
14 ZIP codes
Eastmont
14 ZIP codes
Edgemont
14 ZIP codes
Fairlane
14 ZIP codes
Fairview
14 ZIP codes
Five Oaks
14 ZIP codes
Forest Ridge-Quail Hollow
14 ZIP codes
Gateway
14 ZIP codes
Grafton Hill
14 ZIP codes
Greenwich Village
14 ZIP codes
Hearthstone
14 ZIP codes
ZIP Codes in Dayton, OH
45459
Home Value
$339,554
Rent
$1,570/mo
45417
Home Value
$75,210
Rent
$1,091/mo
45414
Home Value
$186,805
Rent
$1,521/mo
45406
Home Value
$91,777
Rent
$1,084/mo
45405
Home Value
$90,890
Rent
$1,059/mo
45410
Home Value
$131,225
Rent
$1,214/mo
45403
Home Value
$101,655
Rent
$1,037/mo
45404
Home Value
$105,104
Rent
$1,200/mo
45402
Home Value
$75,304
Rent
$1,420/mo
45433
Home Value
$0
45428
Home Value
$0
45469
Home Value
$0
45435
Home Value
$0
45423
Home Value
$0
Screen every ZIP in Dayton
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View PlansFrequently Asked Questions About Dayton, OH
Can owner-occupants cash flow in Dayton, OH?
The house hack math an attractive in Dayton, OH. Owner-occupant buyers benefit from the $1,244/mo rents and $86K home values.
What is the smart move for investors in Dayton, OH?
A value-add and BRRRR deals strategy Dayton, OH best. The market produces measured results for that approach at the $86K price point.
How strong is Dayton, OH for real estate investors?
Investors tracking Dayton, OH will find a 4.2/5 rating supported by $86K median home values and $1,244/mo rents. That profile suits long-term holders targeting predictable returns.
Is it possible to hit the 1% rule in Dayton, OH?
Dayton, OH delivers a rent-to-price ratio on average. Investors targeting the 1% rule will find solid opportunities.
Where do home prices stand in Dayton, OH?
Typical homes in Dayton, OH go for around $86K. The 5-year CAGR of 0.0% stable price movement.
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