Real Estate Investing in Arcadia, Ohio (44804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 44804 (Arcadia, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Arcadia, OH (44804)?
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Market Analysis: 44804 Arcadia
The 44804 ZIP in Arcadia, OH is a local-operator market. Outside capital chasing a $208K entry has to pair deep knowledge with the discount.
For an experienced owner, 44804 can be a worth a close look for hunting ground — but the discount at $208K reflects genuine risk that outside investors often underestimate.
The gap between 44804 and stronger Arcadia ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 44804 includes headwinds that any investor should price in. Income distribution skews lower than Arcadia averages, and tenant stability requires active management.
The 44804 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 Arcadia:
Market Trends
Home Value History (with trend line)
📊 How Does 44804 Compare?
| Metric | 44804 | Arcadia | Findlay, OH | Ohio |
|---|---|---|---|---|
| Home Value | $208,176 | $208,176 | N/A | $237,530 |
| 5-Year CAGR | 5.1% | 5.1% | N/A | 7.4% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 44804 (Arcadia, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $208,176 |
| Monthly Rent | $954 |
| Price-to-Rent | 18.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (3.6%). 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 44804
Population: 1,603
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 44804
Schools in This ZIP Code
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
Frequently Asked Questions
What kind of vacancy should I budget for in Arcadia, OH?
Occupancy in Arcadia, OH runs reliable with elevated vacancy. Well-priced units at $954/mo lease on reasonable timelines.
What is the tenant pool like in Arcadia, OH?
The tenant pool in Arcadia, OH is solid, supported by local employment and population fundamentals. Rents of $954/mo are well-absorbed by the market.
Which real estate strategy fits Arcadia, OH?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Arcadia, OH. The numbers - $208K homes against $954/mo rents - support that play.
How much does a house cost in Arcadia, OH?
Homes in Arcadia, OH typically sell near $208K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
Is Arcadia in OH worth investing in?
Our data puts Arcadia, OH at 3.0/5 for investability. Home prices of $208K and rents around $954/mo create a solid backdrop for investor activity.
You know 44804 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 44804 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 44804 ranks in Findlay, OH
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