Real Estate Investing in Beavercreek, Ohio (45434)
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Should you buy in 45434 (Beavercreek, OH)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
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.
What’s happening in Beavercreek, OH (45434)?
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Market Analysis: 45434 Beavercreek
ZIP 45434 inside Greene County looks affordable on the surface — median value of $390K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 45434 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 45434 and stronger Beavercreek ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 45434 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 Beavercreek:
Property Strategy for 45434
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $195,785 | $1,710 | 6.3% | +7.5% | $97,892 |
| 3BR | $303,842 | $2,220 | 5.3% | +6.5% | $101,281 |
| 4BR | $426,751 | $2,440 | 4.1% | +6.3% | $106,688 |
| 5BR | $521,176 | — | — | +6.4% | $104,235 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45434 Compare?
| Metric | 45434 | Beavercreek | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $390,125 | $298,902 | N/A | $237,530 |
| 5-Year CAGR | 5.2% | 5.4% | N/A | 7.4% |
| Avg Rent | $2,267 | $1,831 | N/A | - |
| Cap Rate | 4.5% | 4.8% | - | - |
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 45434 (Beavercreek, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $390,125 |
| Monthly Rent | $2,267 |
| Price-to-Rent | 14.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.5% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (4.5%). 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 45434
Population: 12,482
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 45434
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Fairbrook Elementary School
Herman K Ankeney Middle School
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 1,257 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do landlord-tenant laws work in Beavercreek, OH?
Rental owners in Beavercreek, OH deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Is Beavercreek, OH a good market for buy-and-hold investors?
With a 3.0/5 investability score, Beavercreek, OH ranks as a solid market for rental property investors. Median prices of $390K and rents of $2,267/mo drive the underlying numbers.
What price range are homes in Beavercreek, OH?
Typical homes in Beavercreek, OH go for around $390K. The 5-year CAGR of 0.0% predictable price movement.
Is Beavercreek, OH good for house hacking?
House hacking works a challenging in Beavercreek, OH. Rents of $2,267/mo against $390K acquisition make the strategy solid for owner-occupants.
How deep is the rental pool in Beavercreek, OH?
Beavercreek, OH offers a consistent renter base at the $2,267/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 45434 now. You don’t know where it ranks.
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How 45434 ranks in Dayton-Kettering, OH
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