Real Estate Investing in Xenia, Ohio (45370)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45370 (Xenia, 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.
- High price-to-rent: Price-to-rent ratio 37.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Xenia, OH (45370)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45370 Xenia
This part of Greene County is not an easy win. The 45370 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 45370 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 45370 among OH's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 45370 includes headwinds that any investor should price in. Income distribution skews lower than Xenia averages, and tenant stability requires active management.
The right play in 45370 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Xenia:
Property Strategy for 45370
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $192,610 | $1,200 | 4.5% | +5.0% | $96,305 |
| 3BR | $391,358 | $1,560 | 2.9% | +6.8% | $130,453 |
| 4BR | $651,855 | $1,710 | 1.9% | +7.6% | $162,964 |
Market Trends
Home Value History (with trend line)
📊 How Does 45370 Compare?
| Metric | 45370 | Xenia | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $489,135 | $375,279 | N/A | $237,530 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 7.4% |
| Avg Rent | $1,080 | $1,247 | N/A | - |
| Cap Rate | 1.7% | 3.0% | - | - |
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 45370 (Xenia, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $489,135 |
| Monthly Rent | $1,080 |
| Price-to-Rent | 37.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.7% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +11.5% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 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 (1.7%). 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 45370
Population: 2,732
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 45370
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
Bell Creek Intermediate School
Bellbrook Middle School
Stephen Bell Elementary School
Bellbrook High 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
Are there empty rentals in Xenia, OH?
Xenia, OH sees elevated vacancy, which is reasonable relative to the broader OH rental market.
Are landlord laws favorable in Xenia, OH?
Xenia, OH operates under OH law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
How much do tenants pay in Xenia, OH?
Rent in Xenia, OH is around $1,080/mo. The resulting rent-to-value relationship with $489K pricing is reasonable for most investor models.
Which real estate strategy fits Xenia, OH?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Xenia, OH. The numbers - $489K homes against $1,080/mo rents - support that play.
What is the investability score for Xenia, OH?
Yes - Xenia, OH a 3.0/5 investability score. With $489K home prices against $1,080/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 45370 now. You don’t know where it ranks.
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How 45370 ranks in Dayton-Kettering, OH
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