Real Estate Investing in Westlake, Ohio (44145)
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Should you buy in 44145 (Westlake, OH)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Westlake, OH (44145)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 44145 Westlake
The 44145 ZIP in Westlake, OH is a local-operator market. Outside capital chasing a $430K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $430K asset, 44145 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within OH, ZIP 44145 trails on several market indicators that neighboring Cuyahoga County submarkets outperform. The gap is real and solid enough to shape underwriting.
On balance, 34,036 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 44145 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Westlake:
Property Strategy for 44145
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $122,048 | $1,460 | 8.6% | +10.2% | $122,048 |
| 2BR | $217,251 | $1,760 | 5.8% | +8.3% | $108,625 |
| 3BR | $357,271 | $2,260 | 4.6% | +7.7% | $119,090 |
| 4BR | $539,713 | $2,420 | 3.2% | +7.8% | $134,928 |
| 5BR | $733,088 | — | — | +7.8% | $146,618 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 44145 Compare?
| Metric | 44145 | Westlake | Cleveland-Elyria, OH | Ohio |
|---|---|---|---|---|
| Home Value | $429,843 | $429,843 | N/A | $237,530 |
| 5-Year CAGR | 6.3% | 6.3% | N/A | 7.4% |
| Avg Rent | $1,897 | $1,897 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 44145 (Westlake, OH). Anonymous, moderated, never written by AI.
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Property managers serving Cuyahoga County
Manage rentals here? List your business →Cleveland Property Management Group is a residential property manager in Northeast Ohio, assisting with property purchase, portfolio analysis, and full-service management. summary from their website
SBS Property Management provides management, maintenance, inspections, finances, and communications for Condominium and Homeowner Associations across Ohio. summary from their website
Aspire Real Estate helps sell homes quickly. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $429,843 |
| Monthly Rent | $1,897 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -3.7% ▼ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 44145
Population: 34,036
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 44145
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Bay High School
Bay Middle School
Birch Primary School
Chestnut Elementary School
Maple Elementary School
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,728 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Westlake, OH for real estate investors?
Westlake, OH rates 3.0/5 for investability. With median values at $430K and rents near $1,897/mo, the market offers reasonable fundamentals for rental investors.
Are rents high in Westlake, OH?
Rents in Westlake, OH run near $1,897/mo. Compared with median home prices of $430K that produces solid gross yields for typical rentals.
What is the average home sale price in Westlake, OH?
Typical homes in Westlake, OH go for around $430K. The 5-year CAGR of 0.0% even-keeled price movement.
Is rental property easy to operate in Westlake, OH?
Landlord-friendliness in Westlake, OH is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the best play in Westlake, OH?
For Westlake, OH, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 44145 now. You don’t know where it ranks.
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How 44145 ranks in Cleveland-Elyria, OH
Every ZIP in this metro, ranked. Free.
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