Real Estate Investing in West Farmington, Ohio (44491)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 44491 (West Farmington, OH)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.9 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in West Farmington, OH (44491)?
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Market Analysis: 44491 West Farmington
This part of Trumbull County is not an easy win. The 44491 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 44491 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within OH, ZIP 44491 trails on several market indicators that neighboring Trumbull County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The 44491 ZIP's population of 3,683 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
New investors are better served looking at West Farmington's stable or hybrid ZIPs before stepping into 44491. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in West Farmington:
Property Strategy for 44491
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $190,700 | $1,030 | 3.9% | +8.3% | $95,350 |
| 3BR | $253,232 | $1,340 | 3.8% | +8.2% | $84,411 |
| 4BR | $327,378 | $1,420 | 3.1% | +9.0% | $81,844 |
Market Trends
Home Value History (with trend line)
📊 How Does 44491 Compare?
| Metric | 44491 | West Farmington | Ohio |
|---|---|---|---|
| Home Value | $288,051 | $288,051 | $237,530 |
| 5-Year CAGR | 7.0% | 7.0% | 7.4% |
| Avg Rent | $927 | $927 | - |
| Cap Rate | 2.5% | 2.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 44491 (West Farmington, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $288,051 |
| Monthly Rent | $927 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +6.4% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (2.5%). 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 44491
Population: 3,683
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
🎓 Nearby Colleges & Universities
Investor Insight: With 1,262 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What strategy should investors use in West Farmington, OH?
Investors usually favor careful cash-flow rentals with hands-on management in West Farmington, OH. With home values at $288K and rents near $927/mo, other strategies can work but produce steady rather than outsized returns.
What is the renter demographic in West Farmington, OH?
West Farmington, OH offers a stable renter base at the $927/mo rent level. Tenant turnover is reasonable for well-managed properties.
What are home prices like in West Farmington, OH?
Median home price in West Farmington, OH is near $288K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
How does West Farmington, OH rate as a rental market?
West Farmington, OH rates 3.0/5 for investability. With median values at $288K and rents near $927/mo, the market offers reasonable fundamentals for rental investors.
What are rental rates like in West Farmington, OH?
Rental rates in West Farmington, OH average $927/mo. Tenant demand and $288K home values make the yield look reasonable by investor standards.
You know 44491 now. You don’t know where it ranks.
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How 44491 ranks in Youngstown-Warren-Boardman, OH-PA
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