Real Estate Investing in Bethel, Ohio (45106)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45106 (Bethel, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bethel, OH (45106)?
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Market Analysis: 45106 Bethel
Not every below-median market is a bargain. Bethel's 45106 ZIP comes in at signals that favor experienced operators who can absorb the risk $266K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $266K asset, 45106 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 45106 among OH's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 45106 ZIP's population of 11,096 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The 45106 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Bethel:
Property Strategy for 45106
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $179,966 | $1,020 | 4.1% | +7.9% | $89,983 |
| 3BR | $267,951 | $1,350 | 3.6% | +8.0% | $89,317 |
| 4BR | $344,376 | $1,510 | 3.2% | +8.2% | $86,094 |
Market Trends
Home Value History (with trend line)
📊 How Does 45106 Compare?
| Metric | 45106 | Bethel | Cincinnati, OH-KY-IN | Ohio |
|---|---|---|---|---|
| Home Value | $265,812 | $265,812 | N/A | $237,530 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 7.4% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 45106 (Bethel, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $265,812 |
| Monthly Rent | $918 |
| Price-to-Rent | 24.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (2.7%). 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 45106
Population: 11,096
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 45106
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 2,339 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Bethel, OH?
The median home value in Bethel, OH is roughly $266K. That puts it reasonable relative to the OH statewide average.
Is vacancy a concern in Bethel, OH?
Bethel, OH sees elevated vacancy, which is reasonable relative to the broader OH rental market.
What is the tenant pool like in Bethel, OH?
Bethel, OH offers a consistent renter base at the $918/mo rent level. Tenant turnover is reasonable for well-managed properties.
Does house hacking make sense in Bethel, OH?
The house hack math a challenging in Bethel, OH. Owner-occupant buyers benefit from the $918/mo rents and $266K home values.
What is it like being a landlord in Bethel, OH?
Bethel, OH operates under OH law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
You know 45106 now. You don’t know where it ranks.
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How 45106 ranks in Cincinnati, OH-KY-IN
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