Real Estate Investing in Goshen, Ohio (45122)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45122 (Goshen, 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: 9.6% 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 Goshen, OH (45122)?
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Market Analysis: 45122 Goshen
From a cash-flow lens, ZIP 45122 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $310K median. It rewards specialists, not generalists.
Rent of $1,341/mo on a $310K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 45122 sits below the stated 0.0% once reality is priced in.
Regionally, 45122 sits on the difficult end of the OH spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 45122 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.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Goshen:
Property Strategy for 45122
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $202,806 | $1,490 | 5.3% | +6.7% | $101,403 |
| 3BR | $279,492 | $1,970 | 5.1% | +7.5% | $93,164 |
| 4BR | $400,583 | $2,180 | 3.9% | +8.2% | $100,146 |
Market Trends
Home Value History (with trend line)
📊 How Does 45122 Compare?
| Metric | 45122 | Goshen | Cincinnati, OH-KY-IN | Ohio |
|---|---|---|---|---|
| Home Value | $309,671 | $309,671 | N/A | $237,530 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 7.4% |
| Avg Rent | $1,341 | $1,341 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 45122 (Goshen, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $309,671 |
| Monthly Rent | $1,341 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 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 (3.4%). 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 45122
Population: 11,195
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 45122
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 4,366 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in Goshen, OH?
Homes in Goshen, OH typically sell near $310K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
How tight is the rental market in Goshen, OH?
Vacancy risk in Goshen, OH is elevated. That supports consistent cash flow for typical rental holds.
Are renters plentiful in Goshen, OH?
Working renters make up the core of the Goshen, OH tenant base. The pool is reasonable for investors targeting long-term holds.
Does house hacking make sense in Goshen, OH?
House hacking works a challenging in Goshen, OH. Rents of $1,341/mo against $310K acquisition make the strategy solid for owner-occupants.
How landlord-friendly is Goshen, OH?
The landlord environment in Goshen, OH is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 45122 now. You don’t know where it ranks.
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How 45122 ranks in Cincinnati, OH-KY-IN
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