Real Estate Investing in Dayton, Ohio (45402)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45402 (Dayton, OH)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 26.5% of homes vacant — above national norms.
What’s happening in Dayton, OH (45402)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45402 Dayton
The 45402 ZIP in Dayton is not a pristine, turnkey story — it is a value-add map. Stock is older, prices near $75K are approachable, and upside sits in the rehab line.
In 45402, the deal is made on the buy and on the capex. notable entry prices of $75K leave room in the budget for light-to-medium renovation, with rent lift to match.
The an appealing option for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 45402 has not.
A renter-heavy, wage-earner demographic anchors 45402. Value-add players rely on that mix — the 65% share is both the tenant source and the buyer pool for future owner-occupied exits.
BRRRR is the most natural fit. Buy under $75K, rehab, refinance, and the capital recycles in a way turnkey markets cannot replicate.
Here's what matters if you're considering buying a home in Dayton:
Property Strategy for 45402
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $61,079 | $1,340 | 15.8% | +8.6% | $30,539 |
| 3BR | $71,701 | $1,740 | 17.5% | +8.6% | $23,900 |
| 4BR | $86,237 | $1,910 | 15.9% | +11.6% | $21,559 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45402 Compare?
| Metric | 45402 | Dayton | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $75,304 | $85,537 | N/A | $237,530 |
| 5-Year CAGR | 4.2% | 5.6% | N/A | 7.4% |
| Avg Rent | $1,420 | $1,244 | N/A | - |
| Cap Rate | 14.7% | 8.7% | - | - |
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 45402 (Dayton, OH). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 45402 (Dayton, OH)?
~25 seconds · no account needed · your report is anonymous
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 | $75,304 |
| Monthly Rent | $1,420 |
| Price-to-Rent | 4.4:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 22.6% |
| Cap Rate | 14.7% |
| 5-Year IRR | 18.9% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +9.5% ▲ |
🏠 Rent Trends
| 1-Year | +14.3% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | N/A |
The estimated cap rate (14.7%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 45402
Population: 9,964
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 45402
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 5,386 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does house hacking make sense in Dayton, OH?
House hacking in Dayton, OH is reasonable to execute. Prices around $75K and rents of $1,420/mo solid owner-occupant economics.
Are rents high in Dayton, OH?
Dayton, OH rentals go for roughly $1,420/mo a month. That puts gross yield in solid territory relative to $75K acquisition costs.
Are 1% rule properties available in Dayton, OH?
With rents of $1,420/mo on $75K homes, Dayton, OH close to the 1% rule for most properties. The actual rent-to-price ratio is 1.89%.
How do home values compare in Dayton, OH?
In Dayton, OH the median home value sits at $75K. Against the broader OH market, that reads as reasonable for most investors.
What is the investability score for Dayton, OH?
Yes - Dayton, OH a 5.0/5 investability score. With $75K home prices against $1,420/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 45402 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45402 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 45402 ranks in Dayton-Kettering, OH
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 45402 (Dayton)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 45402 (Dayton, OH).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.