Real Estate Investing in Bellbrook, Ohio (45305)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45305 (Bellbrook, 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.
What’s happening in Bellbrook, OH (45305)?
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Market Analysis: 45305 Bellbrook
This part of Greene County is not an easy win. The 45305 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 45305 can be a an appealing option for hunting ground — but the discount at $394K reflects genuine risk that outside investors often underestimate.
Within OH, ZIP 45305 trails on several market indicators that neighboring Greene County submarkets outperform. The gap is real and solid enough to shape underwriting.
A sturdy renter share of 20% in 45305 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Bellbrook's stable or hybrid ZIPs before stepping into 45305. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Bellbrook:
Property Strategy for 45305
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $254,968 | $1,500 | 4.2% | +4.9% | $127,484 |
| 3BR | $307,674 | $1,950 | 4.6% | +6.5% | $102,558 |
| 4BR | $475,615 | $2,140 | 3.2% | +6.6% | $118,904 |
| 5BR | $584,323 | — | — | +5.6% | $116,865 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45305 Compare?
| Metric | 45305 | Bellbrook | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $393,523 | $393,523 | N/A | $237,530 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 7.4% |
| Avg Rent | $2,673 | $2,673 | N/A | - |
| Cap Rate | 5.3% | 5.3% | - | - |
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 45305 (Bellbrook, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $393,523 |
| Monthly Rent | $2,673 |
| Price-to-Rent | 12.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.2% |
| Cap Rate | 5.3% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (5.3%). 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 45305
Population: 11,597
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 45305
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
J F Kennedy Elementary School
Prass Elementary 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
Frequently Asked Questions
Should investors consider Bellbrook, OH?
The 3.0/5 investability rating in Bellbrook, OH reflects its $394K prices and $2,673/mo rents. Investors generally consider it a solid option within OH.
Where do home prices stand in Bellbrook, OH?
Bellbrook, OH home values average about $394K. That price point suits investors targeting rentals with $2,673/mo in monthly income.
What do rentals go for in Bellbrook, OH?
Average rent in Bellbrook, OH is approximately $2,673/mo per month. Against $394K home values that yields a reasonable rent-to-price ratio.
How landlord-friendly is Bellbrook, OH?
The landlord environment in Bellbrook, OH is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How do experienced investors play Bellbrook, OH?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Bellbrook, OH. The numbers - $394K homes against $2,673/mo rents - support that play.
You know 45305 now. You don’t know where it ranks.
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How 45305 ranks in Dayton-Kettering, OH
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