Real Estate Investing in Dayton, Ohio (45403)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45403 (Dayton, 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 balanced market — moderate cash flow and moderate appreciation. A "steady" investor profile fits best.
- High vacancy: 17.4% of homes vacant — above national norms.
- Elevated poverty: 33.8% poverty rate — can affect rent collection.
- Lower household income: $32,428 median — tenant affordability is tighter.
What’s happening in Dayton, OH (45403)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45403 Dayton
ZIP 45403 offers what many appreciation markets cannot: an affordable basis at $102K and rent support of $1,037/mo for rehab-driven equity creation in Montgomery County.
BRRRR works in 45403 because the math supports it. Buy at $102K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
Comparing Dayton submarkets, ZIP 45403 offers an entry cost that most surrounding neighborhoods have moved past. The healthy delta is the opportunity.
The a solid fit for angle on demographics here is renter willingness to pay a premium for renovated product. The 60% rental share provides scale for the strategy.
The strategy in 45403 is forced equity, not market equity. In practical terms, entry prices are accommodating at $102K, the returns sit in the renovation budget, not the holding period.
Here's what matters if you're considering buying a home in Dayton:
Property Strategy for 45403
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $63,747 | $790 | 8.9% | — | $63,747 |
| 2BR | $86,609 | $990 | 8.2% | +11.9% | $43,304 |
| 3BR | $109,611 | $1,280 | 8.4% | +10.3% | $36,537 |
| 4BR | $120,950 | $1,410 | 8.4% | +7.6% | $30,238 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45403 Compare?
| Metric | 45403 | Dayton | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $101,655 | $85,537 | N/A | $237,530 |
| 5-Year CAGR | 6.4% | 5.6% | N/A | 7.4% |
| Avg Rent | $1,037 | $1,244 | N/A | - |
| Cap Rate | 8.0% | 8.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 45403 (Dayton, 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 | $101,655 |
| Monthly Rent | $1,037 |
| Price-to-Rent | 8.2:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 12.2% |
| Cap Rate | 8.0% |
| 5-Year IRR | 14.3% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +12.0% ▲ |
🏠 Rent Trends
| 1-Year | -3.1% ▼ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | N/A |
The estimated cap rate (8.0%) 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 45403
Population: 13,831
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 45403
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Kiser Elementary School
Ruskin Elementary School
Dayton Early College Academy Inc
Dayton SMART Elementary School
Brantwood Elementary 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
Investor Insight: With 6,621 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does a duplex house hack pencil in Dayton, OH?
For house hackers, Dayton, OH is an attractive. The $1,037/mo rent on a unit helps defray the mortgage on a $102K property.
How do experienced investors play Dayton, OH?
Investors who focus on value-add and BRRRR deals typically do well in Dayton, OH. The numbers - $102K homes against $1,037/mo rents - support that play.
Is real estate in Dayton, OH a good investment right now?
Dayton, OH scores 4.0/5 for investability. Home values sit at $102K and rents near $1,037/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the median home value in Dayton, OH?
Typical homes in Dayton, OH go for around $102K. The 5-year CAGR of 0.0% steady price movement.
Do properties in Dayton, OH satisfy the 1% rule?
The 1% rule is solid territory for Dayton, OH. Rent-to-price at the median is 1.02%, putting many properties within striking distance.
You know 45403 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45403 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 45403 ranks in Dayton-Kettering, OH
Every ZIP in this metro, ranked. Free.
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