Real Estate Investing in Dayton, Ohio (45404)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45404 (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: 13.4% of homes vacant — above national norms.
- Elevated poverty: 28.9% poverty rate — can affect rent collection.
- Lower household income: $34,805 median — tenant affordability is tighter.
What’s happening in Dayton, OH (45404)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45404 Dayton
Within Montgomery County, the 45404 ZIP clocks in at a lower entry point around $105K. Meanwhile, operators who can improve stock here typically see outsized uplift.
BRRRR works in 45404 because the math supports it. Buy at $105K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
Comparing Dayton submarkets, ZIP 45404 offers an entry cost that most surrounding neighborhoods have moved past. The solid delta is the opportunity.
The 45404 ZIP's demographic trend has been one of stability with upside — population of 10,762, steady renter share, and an incoming cohort that is willing to pay for improved units.
BRRRR is the most natural fit. Buy under $105K, 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 45404
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $77,424 | $1,210 | 11.3% | +10.2% | $38,712 |
| 3BR | $111,652 | $1,570 | 10.1% | +8.9% | $37,217 |
| 4BR | $140,064 | $1,730 | 8.9% | +9.7% | $35,016 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45404 Compare?
| Metric | 45404 | Dayton | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $105,104 | $85,537 | N/A | $237,530 |
| 5-Year CAGR | 7.3% | 5.6% | N/A | 7.4% |
| Avg Rent | $1,200 | $1,244 | N/A | - |
| Cap Rate | 8.9% | 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 45404 (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 | $105,104 |
| Monthly Rent | $1,200 |
| Price-to-Rent | 7.3:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 13.7% |
| Cap Rate | 8.9% |
| 5-Year IRR | 16.2% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +9.0% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +12.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.9%) 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 45404
Population: 10,762
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 45404
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Kemp Elementary School
Ruskin Elementary School
Wright Brothers Middle School
Horizon Science Academy Dayton Downtown
Dayton SMART 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
Can I live-in-and-rent in Dayton, OH?
House hacking in Dayton, OH is an attractive. With home values around $105K and rents at $1,200/mo, owner-occupants can offset a meaningful share of PITI.
Are 1% rule properties available in Dayton, OH?
The median property in Dayton, OH ($105K at $1,200/mo rent) a 1.14% rent-to-price figure. Pure 1% deals require disciplined offer pricing.
Are rents high in Dayton, OH?
Rents in Dayton, OH run near $1,200/mo. Compared with median home prices of $105K that produces solid gross yields for typical rentals.
What is the typical home price in Dayton, OH?
In Dayton, OH the median home value sits at $105K. Against the broader OH market, that reads as reasonable for most investors.
How does Dayton, OH stack up for property investment?
Dayton, OH sits at an investability rating of 5.0/5, with median home values near $105K and average rents around $1,200/mo. That combination puts it in the sturdy tier for investor interest.
You know 45404 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45404 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 45404 ranks in Dayton-Kettering, OH
Every ZIP in this metro, ranked. Free.
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