Real Estate Investing in Middletown, Ohio (45050)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45050 (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 (45050)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45050 Middletown
Not every below-median market is a bargain. Middletown's 45050 ZIP reports signals that favor experienced operators who can absorb the risk $358K pricing implies.
The investment case in 45050 is solid only for operators who understand what they are buying. A $358K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 45050 and stronger Middletown ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A sturdy renter share of 23% in 45050 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 45050 is an operator game, not a passive one. In practical terms, entry prices of $358K 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 45050
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $227,175 | $1,800 | 5.7% | +5.7% | $113,587 |
| 3BR | $316,711 | $2,370 | 5.4% | +8.2% | $105,570 |
| 4BR | $401,656 | $2,630 | 4.7% | +8.9% | $100,414 |
| 5BR | $465,401 | — | — | +8.3% | $93,080 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45050 Compare?
| Metric | 45050 | Middletown | Cincinnati, OH-KY-IN | Ohio |
|---|---|---|---|---|
| Home Value | $357,871 | $291,822 | N/A | $237,530 |
| 5-Year CAGR | 6.6% | 6.4% | N/A | 7.4% |
| Avg Rent | $2,278 | $1,673 | N/A | - |
| Cap Rate | 5.0% | 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 45050 (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 | $357,871 |
| Monthly Rent | $2,278 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 5.0% |
| 5-Year IRR | 11.6% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (5.0%). 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 45050
Population: 12,162
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 45050
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Summit Academy Secondary School - Middletown
Amanda Elementary School
Creekview Elementary School
Highview 6th Grade Center
Middletown Preparatory & Fitness Academy
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 542 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are rental rates like in Middletown, OH?
Average rent in Middletown, OH is approximately $2,278/mo per month. Against $358K home values that yields a reasonable rent-to-price ratio.
Which investment style suits Middletown, OH?
A careful cash-flow rentals with hands-on management strategy Middletown, OH best. The market produces measured results for that approach at the $358K price point.
How much does a house cost in Middletown, OH?
In Middletown, OH the median home value sits at $358K. Against the broader OH market, that reads as reasonable for most investors.
Are eviction rules reasonable in Middletown, OH?
For rental operators, Middletown, OH rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Does house hacking make sense in Middletown, OH?
House hacking in Middletown, OH is reasonable to execute. Prices around $358K and rents of $2,278/mo solid owner-occupant economics.
You know 45050 now. You don’t know where it ranks.
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How 45050 ranks in Cincinnati, OH-KY-IN
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