Real Estate Investing in Middletown, Ohio (45044)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45044 (Middletown, 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.
What’s happening in Middletown, OH (45044)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45044 Middletown
This part of Butler County is not an easy win. The 45044 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $267K asset, 45044 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 45044's metrics run below Butler County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 45044 includes headwinds that any investor should price in. Income distribution skews lower than Middletown averages, and tenant stability requires active management.
Strategy in 45044 is an operator game, not a passive one. From an investor standpoint, entry prices of $267K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Middletown:
Property Strategy for 45044
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $92,867 | $960 | 7.4% | +7.4% | $92,867 |
| 2BR | $127,335 | $1,230 | 7.0% | +9.1% | $63,668 |
| 3BR | $229,458 | $1,620 | 5.1% | +8.1% | $76,486 |
| 4BR | $454,151 | $1,800 | 2.9% | +8.8% | $113,538 |
| 5BR | $591,522 | — | — | +9.3% | $118,304 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45044 Compare?
| Metric | 45044 | Middletown | Cincinnati, OH-KY-IN | Ohio |
|---|---|---|---|---|
| Home Value | $266,566 | $291,822 | N/A | $237,530 |
| 5-Year CAGR | 6.1% | 6.4% | N/A | 7.4% |
| Avg Rent | $1,428 | $1,673 | N/A | - |
| Cap Rate | 4.2% | 4.4% | - | - |
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 45044 (Middletown, OH). Anonymous, moderated, never written by AI.
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Property managers serving Butler County
Manage rentals here? List your business →Professional Rental Management has been doing business in Hays for over 30 years, managing 1, 2, and 3 bedroom apartments with full-time maintenance staff. 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 | $266,566 |
| Monthly Rent | $1,428 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 Rent Trends
| 1-Year | +16.0% ▲ |
| 3-Year CAGR | +8.5% ▲ |
| 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 45044
Population: 54,452
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 45044
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 1,117 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Middletown, OH better for rentals, flips, or BRRRR?
For Middletown, OH, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is it like being a landlord in Middletown, OH?
OH ranks as a landlord-friendly state for landlord-tenant law. Middletown generally follows the statewide framework, so landlords face reasonable operating rules.
Is housing expensive in Middletown, OH?
Middletown, OH home values average about $267K. That price point suits investors targeting rentals with $1,428/mo in monthly income.
Can I live-in-and-rent in Middletown, OH?
House hacking in Middletown, OH is a challenging. With home values around $267K and rents at $1,428/mo, owner-occupants can offset a meaningful share of PITI.
How tight is the rental market in Middletown, OH?
Middletown, OH carries elevated vacancy risk. Expect measured absorption at market rents of $1,428/mo.
You know 45044 now. You don’t know where it ranks.
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How 45044 ranks in Cincinnati, OH-KY-IN
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