Real Estate Investing in Xenia, Ohio (45385)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45385 (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.
No major risk flags on the data we track.
What’s happening in Xenia, OH (45385)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45385 Xenia
Not every below-median market is a bargain. Xenia's 45385 ZIP clocks in at signals that favor experienced operators who can absorb the risk $261K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 45385 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 45385 among OH's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 45385 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 45385 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Xenia:
Property Strategy for 45385
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $97,693 | $940 | 6.9% | +9.4% | $97,693 |
| 2BR | $150,882 | $1,190 | 5.7% | +8.6% | $75,441 |
| 3BR | $219,932 | $1,540 | 5.0% | +6.9% | $73,311 |
| 4BR | $376,606 | $1,700 | 3.3% | +7.0% | $94,151 |
| 5BR | $533,543 | — | — | +6.5% | $106,709 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45385 Compare?
| Metric | 45385 | Xenia | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $261,422 | $375,279 | N/A | $237,530 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 7.4% |
| Avg Rent | $1,413 | $1,247 | N/A | - |
| Cap Rate | 4.2% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 45385 (Xenia, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $261,422 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 15.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | -3.4% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). 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 45385
Population: 40,057
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 45385
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 average monthly rent in Xenia, OH?
Average rent in Xenia, OH is approximately $1,413/mo per month. Against $261K home values that yields a reasonable rent-to-price ratio.
Is it easy to find good tenants in Xenia, OH?
Xenia, OH draws a predictable base of working renters. Demand at the $1,413/mo rent level is reasonable for standard single-family and small multi rentals.
How high is vacancy risk in Xenia, OH?
Occupancy in Xenia, OH runs consistent with elevated vacancy. Well-priced units at $1,413/mo lease on reasonable timelines.
What are home prices like in Xenia, OH?
Typical homes in Xenia, OH go for around $261K. The 5-year CAGR of 0.0% steady price movement.
How should investors approach Xenia, OH?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Xenia, OH. The numbers - $261K homes against $1,413/mo rents - support that play.
You know 45385 now. You don’t know where it ranks.
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How 45385 ranks in Dayton-Kettering, OH
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