Real Estate Investing in Ashland, Ohio (44805)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 44805 (Ashland, 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: 9.0% vacancy may signal weakening demand.
What’s happening in Ashland, OH (44805)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 44805 Ashland
Not every below-median market is a bargain. Ashland's 44805 ZIP comes in at signals that favor experienced operators who can absorb the risk $236K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $236K asset, 44805 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader OH picture, 44805 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 44805 ZIP's population of 31,024 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The 44805 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 Ashland:
Property Strategy for 44805
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $118,697 | $780 | 4.7% | +6.0% | $118,697 |
| 2BR | $166,342 | $970 | 4.2% | +7.6% | $83,171 |
| 3BR | $233,089 | $1,280 | 4.0% | +8.6% | $77,696 |
| 4BR | $302,420 | $1,470 | 3.5% | +8.8% | $75,605 |
| 5BR | $372,389 | — | — | +9.4% | $74,478 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 44805 Compare?
| Metric | 44805 | Ashland | Ashland, OH | Ohio |
|---|---|---|---|---|
| Home Value | $235,984 | $235,984 | N/A | $237,530 |
| 5-Year CAGR | 7.1% | 7.1% | N/A | 7.4% |
| Avg Rent | $924 | $924 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 44805 (Ashland, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $235,984 |
| Monthly Rent | $924 |
| Price-to-Rent | 21.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 44805
Population: 31,024
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 44805
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
Investor Insight: With 508 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Ashland, OH?
In Ashland, OH the median home value sits at $236K. Against the broader OH market, that reads as reasonable for most investors.
Does Ashland, OH favor landlords or tenants?
OH ranks as a landlord-friendly state for landlord-tenant law. Ashland generally follows the statewide framework, so landlords face reasonable operating rules.
How much is rent in Ashland, OH?
The typical rental in Ashland, OH commands about $924/mo monthly. That rent profile measured cash flow against the $236K purchase basis.
Is Ashland, OH suited for a house hack?
Ashland, OH is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $236K price point reasonable to enter.
How do experienced investors play Ashland, OH?
Most investors in Ashland, OH run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 44805 now. You don’t know where it ranks.
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How 44805 ranks in Ashland, OH
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