Real Estate Investing in Leesburg, Ohio (45135)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45135 (Leesburg, 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 Leesburg, OH (45135)?
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Market Analysis: 45135 Leesburg
This part of Highland County is not an easy win. The 45135 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 — $267K purchase price, 0.0% nominal cap — the work to hit that pro forma in 45135 is substantial and deserves full respect.
Statewide comparisons place 45135 among OH's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 45135 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Leesburg's stable or hybrid ZIPs before stepping into 45135. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Leesburg:
Property Strategy for 45135
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $175,474 | $1,060 | 4.3% | +7.8% | $87,737 |
| 3BR | $263,680 | $1,280 | 3.5% | +9.7% | $87,893 |
| 4BR | $317,542 | $1,610 | 3.7% | +9.8% | $79,385 |
Market Trends
Home Value History (with trend line)
📊 How Does 45135 Compare?
| Metric | 45135 | Leesburg | Washington Court House, OH | Ohio |
|---|---|---|---|---|
| Home Value | $266,687 | $266,687 | N/A | $237,530 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 7.4% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 45135 (Leesburg, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $266,687 |
| Monthly Rent | $954 |
| Price-to-Rent | 23.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 45135
Population: 5,422
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 45135
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 1,088 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much is rent in Leesburg, OH?
Rents in Leesburg, OH run near $954/mo. Compared with median home prices of $267K that produces solid gross yields for typical rentals.
What is it like being a landlord in Leesburg, OH?
OH law landlord-friendly for landlords, and Leesburg inherits those rules. Investors should still review local ordinances for rental licensing.
Is Leesburg in OH worth investing in?
Investors tracking Leesburg, OH will find a 3.0/5 rating supported by $267K median home values and $954/mo rents. That profile suits long-term holders targeting reliable returns.
How high is vacancy risk in Leesburg, OH?
Vacancy risk in Leesburg, OH is elevated. That supports steady cash flow for typical rental holds.
What is the smart move for investors in Leesburg, OH?
Most investors in Leesburg, OH run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 45135 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45135 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 45135 ranks in Washington Court House, OH
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