Real Estate Investing in Pleasant Hill, Ohio (45359)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45359 (Pleasant Hill, 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: 8.2% 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 Pleasant Hill, OH (45359)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45359 Pleasant Hill
Not every below-median market is a bargain. Pleasant Hill's 45359 ZIP reports signals that favor experienced operators who can absorb the risk $252K pricing implies.
Looking more closely, the numbers look inviting — $252K purchase price, 0.0% nominal cap — the work to hit that pro forma in 45359 is substantial and deserves full respect.
ZIP 45359's metrics run below Miami County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 45359 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 45359 is an operator game, not a passive one. On balance, entry prices of $252K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Pleasant Hill:
Property Strategy for 45359
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $171,162 | $970 | 4.1% | +8.1% | $85,581 |
| 3BR | $251,829 | $1,260 | 3.6% | +7.7% | $83,943 |
| 4BR | $290,608 | $1,390 | 3.4% | +7.5% | $72,652 |
Market Trends
Home Value History (with trend line)
📊 How Does 45359 Compare?
| Metric | 45359 | Pleasant Hill | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $252,094 | $252,094 | N/A | $237,530 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 7.4% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 45359 (Pleasant Hill, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $252,094 |
| Monthly Rent | $873 |
| Price-to-Rent | 24.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (2.7%). 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 45359
Population: 2,041
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 45359
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 1,742 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Pleasant Hill, OH stack up for property investment?
Pleasant Hill, OH sits at an investability rating of 3.0/5, with median home values near $252K and average rents around $873/mo. That combination puts it in the substantial tier for investor interest.
What monthly rent should investors expect in Pleasant Hill, OH?
Rental rates in Pleasant Hill, OH average $873/mo. Tenant demand and $252K home values make the yield look reasonable by investor standards.
Is housing expensive in Pleasant Hill, OH?
Pleasant Hill, OH median home values land near $252K. That is reasonable territory for investors looking at $873/mo-per-month rentals.
Does a duplex house hack pencil in Pleasant Hill, OH?
For house hackers, Pleasant Hill, OH is a challenging. The $873/mo rent on a unit helps defray the mortgage on a $252K property.
What approach is best for Pleasant Hill, OH real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Pleasant Hill, OH. The numbers - $252K homes against $873/mo rents - support that play.
You know 45359 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45359 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 45359 ranks in Dayton-Kettering, OH
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