Real Estate Investing in Niles, Ohio (44446)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 44446 (Niles, OH)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
What’s happening in Niles, OH (44446)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 44446 Niles
The 44446 ZIP in Niles, OH is a local-operator market. Outside capital chasing a $139K entry has to pair deep knowledge with the discount.
For an experienced owner, 44446 can be a a strong candidate for hunting ground — but the discount at $139K reflects genuine risk that outside investors often underestimate.
From a cash-flow lens, 44446 offers a low basis, the region around Niles has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 44446 ZIP's population of 20,014 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Experienced landlords with local relationships tend to find 44446 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Niles:
Property Strategy for 44446
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $98,208 | $970 | 7.1% | +11.7% | $49,104 |
| 3BR | $137,467 | $1,270 | 6.7% | +10.7% | $45,822 |
| 4BR | $160,299 | $1,340 | 6.0% | +9.7% | $40,075 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 44446 Compare?
| Metric | 44446 | Niles | Ohio |
|---|---|---|---|
| Home Value | $138,966 | $138,966 | $237,530 |
| 5-Year CAGR | 8.9% | 8.9% | 7.4% |
| Avg Rent | $910 | $910 | - |
| Cap Rate | 5.1% | 5.1% | - |
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 44446 (Niles, OH). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 44446 (Niles, OH)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $138,966 |
| Monthly Rent | $910 |
| Price-to-Rent | 12.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.1% |
| 5-Year IRR | 14.0% |
📈 Home Appreciation
| 1-Year | +11.6% ▲ |
| 3-Year CAGR | +9.1% ▲ |
| 5-Year CAGR | +8.9% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.1%). 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 44446
Population: 20,014
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 44446
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Roosevelt Elementary School
McDonald High 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 2,419 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How should investors approach Niles, OH?
Investors usually favor careful cash-flow rentals with hands-on management in Niles, OH. With home values at $139K and rents near $910/mo, other strategies can work but produce even-keeled rather than outsized returns.
Can I house hack in Niles, OH?
House hacking in Niles, OH is a challenging. With home values around $139K and rents at $910/mo, owner-occupants can offset a meaningful share of PITI.
Do rentals sit vacant long in Niles, OH?
Niles, OH vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Where do home prices stand in Niles, OH?
Expect median prices around $139K in Niles, OH. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Is Niles, OH a smart market for rental property?
Niles, OH clocks in at an investability rating of 3.0/5, with median home values near $139K and average rents around $910/mo. That combination puts it in the significant tier for investor interest.
You know 44446 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 44446 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 44446 ranks in Youngstown-Warren-Boardman, OH-PA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 44446 (Niles)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 44446 (Niles, OH).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.