Real Estate Investing in Cleves, Ohio (45002)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45002 (Cleves, 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.
- Elevated vacancy: 8.3% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.1 — 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 Cleves, OH (45002)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45002 Cleves
ZIP 45002 inside Hamilton County looks affordable on the surface — median value of $357K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,188/mo on a $357K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 45002 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Cleves have seen price recovery that 45002 has not matched. Hamilton County data supports the view that the spread is structural rather than temporary.
Demographically, 45002 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 45002 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Cleves:
Property Strategy for 45002
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $204,482 | $1,320 | 4.6% | +9.1% | $102,241 |
| 3BR | $306,136 | $1,740 | 4.1% | +6.8% | $102,045 |
| 4BR | $451,429 | $1,930 | 3.1% | +6.6% | $112,857 |
| 5BR | $530,589 | — | — | +6.7% | $106,118 |
Market Trends
Home Value History (with trend line)
📊 How Does 45002 Compare?
| Metric | 45002 | Cleves | Cincinnati, OH-KY-IN | Ohio |
|---|---|---|---|---|
| Home Value | $357,416 | $357,416 | N/A | $237,530 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 7.4% |
| Avg Rent | $1,188 | $1,188 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 45002 (Cleves, OH). Anonymous, moderated, never written by AI.
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Property managers serving Hamilton County
Manage rentals here? List your business →Associa RPM provides comprehensive HOA and condominium management services in the greater Columbus, Dublin, Cincinnati, and Dayton areas of Ohio. summary from their website
Gaslight Property offers apartments for rent in Clifton, near UC. summary from their website
SBS Property Management provides management, maintenance, inspections, finances, and communications for Condominium and Homeowner Associations across Ohio. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $357,416 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 25.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 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 (2.6%). 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 45002
Population: 14,647
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 45002
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 4,641 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which investment style suits Cleves, OH?
Investors usually favor careful cash-flow rentals with hands-on management in Cleves, OH. With home values at $357K and rents near $1,188/mo, other strategies can work but produce steady rather than outsized returns.
How qualified is the tenant pool in Cleves, OH?
The tenant pool in Cleves, OH is solid, supported by local employment and population fundamentals. Rents of $1,188/mo are well-absorbed by the market.
What do rentals go for in Cleves, OH?
Rental rates in Cleves, OH average $1,188/mo. Tenant demand and $357K home values make the yield look reasonable by investor standards.
Does Cleves, OH favor landlords or tenants?
Cleves, OH operates under OH law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
What is the median home value in Cleves, OH?
Expect median prices around $357K in Cleves, OH. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
You know 45002 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45002 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 45002 ranks in Cincinnati, OH-KY-IN
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