Real Estate Investing in Beach City, Ohio (44608)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 44608 (Beach City, 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.
- Elevated vacancy: 10.7% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beach City, OH (44608)?
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Market Analysis: 44608 Beach City
ZIP 44608 in Beach City, OH carries a robust set of headwinds. Home values near $220K and rents of $1,170/mo sit inside a market where underwriting has to be tight.
Rent of $1,170/mo on a $220K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 44608 sits below the stated 0.0% once reality is priced in.
ZIP 44608's metrics run below Stark County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 44608 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Beach City:
Property Strategy for 44608
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $168,280 | $1,300 | 5.6% | +8.1% | $84,140 |
| 3BR | $227,397 | $1,650 | 5.2% | +6.9% | $75,799 |
| 4BR | $332,756 | $1,770 | 3.8% | +8.3% | $83,189 |
Market Trends
Home Value History (with trend line)
📊 How Does 44608 Compare?
| Metric | 44608 | Beach City | Canton-Massillon, OH | Ohio |
|---|---|---|---|---|
| Home Value | $219,514 | $219,514 | N/A | $237,530 |
| 5-Year CAGR | 6.0% | 6.0% | N/A | 7.4% |
| Avg Rent | $1,170 | $1,170 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
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 44608 (Beach City, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $219,514 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (4.2%). 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 44608
Population: 2,702
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
Frequently Asked Questions
What monthly rent should investors expect in Beach City, OH?
Rental rates in Beach City, OH average $1,170/mo. Tenant demand and $220K home values make the yield look reasonable by investor standards.
How strong is the working-renter base in Beach City, OH?
The renter base in Beach City, OH is reasonable for the $1,170/mo price point. Screening well and pricing to market typically yields consistent tenants.
How do landlord-tenant laws work in Beach City, OH?
OH law landlord-friendly for landlords, and Beach City inherits those rules. Investors should still review local ordinances for rental licensing.
Does house hacking make sense in Beach City, OH?
House hacking works a challenging in Beach City, OH. Rents of $1,170/mo against $220K acquisition make the strategy solid for owner-occupants.
What is the average home sale price in Beach City, OH?
Typical homes in Beach City, OH go for around $220K. The 5-year CAGR of 0.0% even-keeled price movement.
You know 44608 now. You don’t know where it ranks.
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How 44608 ranks in Canton-Massillon, OH
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