Real Estate Investing in Arcanum, Ohio (45304)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45304 (Arcanum, 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 Arcanum, OH (45304)?
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Market Analysis: 45304 Arcanum
Meanwhile, ZIP 45304 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $248K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 45304 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Arcanum have seen price recovery that 45304 has not matched. Darke County data supports the view that the spread is structural rather than temporary.
The demographic picture in 45304 includes headwinds that any investor should price in. Income distribution skews lower than Arcanum averages, and tenant stability requires active management.
appears to 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 Arcanum:
Property Strategy for 45304
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $161,883 | $1,040 | 4.6% | +9.3% | $80,942 |
| 3BR | $235,693 | $1,380 | 4.2% | +9.0% | $78,564 |
| 4BR | $294,214 | $1,390 | 3.4% | +8.4% | $73,553 |
Market Trends
Home Value History (with trend line)
📊 How Does 45304 Compare?
| Metric | 45304 | Arcanum | Greenville, OH | Ohio |
|---|---|---|---|---|
| Home Value | $248,039 | $248,039 | N/A | $237,530 |
| 5-Year CAGR | 8.2% | 8.2% | N/A | 7.4% |
| Avg Rent | $936 | $936 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 45304 (Arcanum, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $248,039 |
| Monthly Rent | $936 |
| Price-to-Rent | 22.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 11.1% |
📈 Home Appreciation
| 1-Year | +9.9% ▲ |
| 3-Year CAGR | +8.0% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (2.9%). 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 45304
Population: 7,624
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 45304
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 typical home price in Arcanum, OH?
In Arcanum, OH the median home value sits at $248K. Against the broader OH market, that reads as reasonable for most investors.
What is the tenant pool like in Arcanum, OH?
Expect a solid tenant pool in Arcanum, OH. The rental market absorbs $936/mo rents without meaningful friction.
What strategy should investors use in Arcanum, OH?
A careful cash-flow rentals with hands-on management strategy Arcanum, OH best. The market produces consistent results for that approach at the $248K price point.
Are eviction rules reasonable in Arcanum, OH?
For rental operators, Arcanum, OH rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Where do rents currently stand in Arcanum, OH?
The typical rental in Arcanum, OH commands about $936/mo monthly. That rent profile stable cash flow against the $248K purchase basis.
You know 45304 now. You don’t know where it ranks.
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How 45304 ranks in Greenville, OH
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