Real Estate Investing in Butler, Ohio (44822)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 44822 (Butler, OH)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.6% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Butler, OH (44822)?
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Market Analysis: 44822 Butler
This part of Richland County is not an easy win. The 44822 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 44822 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 44822 sits on the difficult end of the OH spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
The 44822 ZIP's population of 4,119 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
New investors are better served looking at Butler's stable or hybrid ZIPs before stepping into 44822. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Butler:
Property Strategy for 44822
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $178,527 | $1,080 | 4.4% | +9.4% | $89,263 |
| 3BR | $261,832 | $1,450 | 4.0% | +9.2% | $87,277 |
| 4BR | $345,414 | $1,610 | 3.4% | +11.0% | $86,354 |
Market Trends
Home Value History (with trend line)
📊 How Does 44822 Compare?
| Metric | 44822 | Butler | Mansfield, OH | Ohio |
|---|---|---|---|---|
| Home Value | $266,863 | $266,863 | N/A | $237,530 |
| 5-Year CAGR | 8.1% | 8.1% | N/A | 7.4% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 44822 (Butler, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $266,863 |
| Monthly Rent | $972 |
| Price-to-Rent | 22.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +10.1% ▲ |
| 3-Year CAGR | +8.4% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (2.8%). 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 44822
Population: 4,119
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 44822
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 is the typical vacancy rate in Butler, OH?
Butler, OH vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is the tenant base reliable in Butler, OH?
The renter base in Butler, OH is reasonable for the $972/mo price point. Screening well and pricing to market typically yields reliable tenants.
What is the median home value in Butler, OH?
Typical homes in Butler, OH go for around $267K. The 5-year CAGR of 0.0% reliable price movement.
Does house hacking make sense in Butler, OH?
House hacking works a challenging in Butler, OH. Rents of $972/mo against $267K acquisition make the strategy solid for owner-occupants.
Is Butler, OH landlord-friendly?
OH law landlord-friendly for landlords, and Butler inherits those rules. Investors should still review local ordinances for rental licensing.
You know 44822 now. You don’t know where it ranks.
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How 44822 ranks in Mansfield, OH
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