Real Estate Investing in Farmersville, Ohio (45325)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45325 (Farmersville, 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 Farmersville, OH (45325)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45325 Farmersville
Stepping back, ZIP 45325 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $302K median. It rewards specialists, not generalists.
The investment case in 45325 is substantial only for operators who understand what they are buying. A $302K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader OH picture, 45325 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 45325 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 45325 is an operator game, not a passive one. Looking more closely, entry prices of $302K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Farmersville:
Property Strategy for 45325
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $185,463 | $1,380 | 5.4% | +8.6% | $92,732 |
| 3BR | $292,837 | $1,790 | 4.4% | +8.3% | $97,612 |
| 4BR | $372,032 | $1,970 | 3.8% | +7.5% | $93,008 |
Market Trends
Home Value History (with trend line)
📊 How Does 45325 Compare?
| Metric | 45325 | Farmersville | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $301,538 | $301,538 | N/A | $237,530 |
| 5-Year CAGR | 7.0% | 7.0% | N/A | 7.4% |
| Avg Rent | $1,242 | $1,242 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 45325 (Farmersville, OH). Anonymous, moderated, never written by AI.
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Property managers serving Montgomery County
Manage rentals here? List your business →Associa RPM provides comprehensive HOA and condominium management services in the greater Columbus, Dublin, Cincinnati, and Dayton areas of Ohio. summary from their website
Eclipse Community Management offers HOA & Condo Management services in Ohio & Kentucky. summary from their website
Frost Property Management offers deluxe, experienced property management services in South Florida for single families, residential condos, multifamilies, and commercial spaces. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $301,538 |
| Monthly Rent | $1,242 |
| Price-to-Rent | 20.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (3.2%). 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 45325
Population: 2,746
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 45325
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 5,774 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Farmersville, OH a good place for real estate investing?
With a 3.0/5 investability score, Farmersville, OH ranks as a solid market for rental property investors. Median prices of $302K and rents of $1,242/mo drive the underlying numbers.
Should investors worry about vacancy in Farmersville, OH?
Vacancy risk in Farmersville, OH is elevated. That supports measured cash flow for typical rental holds.
What monthly rent should investors expect in Farmersville, OH?
Rents in Farmersville, OH run near $1,242/mo. Compared with median home prices of $302K that produces solid gross yields for typical rentals.
How qualified is the tenant pool in Farmersville, OH?
Working renters make up the core of the Farmersville, OH tenant base. The pool is reasonable for investors targeting long-term holds.
What is the best play in Farmersville, OH?
The best-fit strategy in Farmersville, OH is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 45325 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45325 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 45325 ranks in Dayton-Kettering, OH
Every ZIP in this metro, ranked. Free.
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