Real Estate Investing in Somerville, Ohio (45064)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45064 (Somerville, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Somerville, OH (45064)?
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Market Analysis: 45064 Somerville
ZIP 45064 inside Butler County looks affordable on the surface — median value of $296K — but the discount exists for reasons that a careful buyer should understand before committing.
On the rental side, the numbers look inviting — $296K purchase price, 0.0% nominal cap — the work to hit that pro forma in 45064 is substantial and deserves full respect.
From an investor standpoint, 45064 offers a low basis, the region around Somerville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 45064 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 45064 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 Somerville:
Property Strategy for 45064
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $189,927 | $1,170 | 4.4% | +6.9% | $94,963 |
| 3BR | $280,539 | $1,550 | 4.0% | +7.0% | $93,513 |
| 4BR | $385,200 | $1,710 | 3.2% | +7.3% | $96,300 |
Market Trends
Home Value History (with trend line)
📊 How Does 45064 Compare?
| Metric | 45064 | Somerville | Cincinnati, OH-KY-IN | Ohio |
|---|---|---|---|---|
| Home Value | $295,810 | $295,810 | N/A | $237,530 |
| 5-Year CAGR | 5.5% | 5.5% | N/A | 7.4% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 45064 (Somerville, 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 | $295,810 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 23.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 45064
Population: 3,281
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
🎓 Nearby Colleges & Universities
Investor Insight: With 1,045 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much do tenants pay in Somerville, OH?
Rent in Somerville, OH is around $1,053/mo. The resulting rent-to-value relationship with $296K pricing is reasonable for most investor models.
What approach is best for Somerville, OH real estate?
The best-fit strategy in Somerville, OH is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How does Somerville, OH stack up for property investment?
Somerville, OH shows an investability rating of 3.0/5, with median home values near $296K and average rents around $1,053/mo. That combination puts it in the sturdy tier for investor interest.
Is Somerville, OH landlord-friendly?
OH law landlord-friendly for landlords, and Somerville inherits those rules. Investors should still review local ordinances for rental licensing.
Where do home prices stand in Somerville, OH?
Somerville, OH home values average about $296K. That price point suits investors targeting rentals with $1,053/mo in monthly income.
You know 45064 now. You don’t know where it ranks.
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How 45064 ranks in Cincinnati, OH-KY-IN
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