Real Estate Investing in Fayetteville, Ohio (45118)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45118 (Fayetteville, OH)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 19.0% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fayetteville, OH (45118)?
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Market Analysis: 45118 Fayetteville
This part of Brown County is not an easy win. The 45118 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From an investor standpoint, the numbers look inviting — $302K purchase price, 0.0% nominal cap — the work to hit that pro forma in 45118 is substantial and deserves full respect.
Statewide comparisons place 45118 among OH's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 45118 includes headwinds that any investor should price in. Income distribution skews lower than Fayetteville averages, and tenant stability requires active management.
The right play in 45118 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Fayetteville:
Property Strategy for 45118
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $245,810 | $1,360 | 4.0% | +6.3% | $122,905 |
| 3BR | $302,915 | $1,830 | 4.3% | +7.7% | $100,972 |
| 4BR | $384,834 | $2,260 | 4.2% | +8.2% | $96,208 |
Market Trends
Home Value History (with trend line)
📊 How Does 45118 Compare?
| Metric | 45118 | Fayetteville | Cincinnati, OH-KY-IN | Ohio |
|---|---|---|---|---|
| Home Value | $301,838 | $301,838 | N/A | $237,530 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 7.4% |
| Avg Rent | $1,224 | $1,224 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 45118 (Fayetteville, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $301,838 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 20.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (3.2%). 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 45118
Population: 3,789
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 45118
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
Frequently Asked Questions
What is the rental occupancy rate in Fayetteville, OH?
Fayetteville, OH vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How much does a house cost in Fayetteville, OH?
In Fayetteville, OH the median home value sits at $302K. Against the broader OH market, that reads as reasonable for most investors.
What are rental rates like in Fayetteville, OH?
Rental rates in Fayetteville, OH average $1,224/mo. Tenant demand and $302K home values make the yield look reasonable by investor standards.
What type of investing works in Fayetteville, OH?
Investors usually favor careful cash-flow rentals with hands-on management in Fayetteville, OH. With home values at $302K and rents near $1,224/mo, other strategies can work but produce measured rather than outsized returns.
Is Fayetteville, OH a good place for real estate investing?
Yes - Fayetteville, OH a 3.0/5 investability score. With $302K home prices against $1,224/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 45118 now. You don’t know where it ranks.
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How 45118 ranks in Cincinnati, OH-KY-IN
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