Real Estate Investing in Dayton, Ohio (45405)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45405 (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: 23.4% of homes vacant — above national norms.
- Elevated poverty: 22.6% poverty rate — can affect rent collection.
- Higher unemployment: 7.7% unemployment — tenant risk signal.
- Lower household income: $39,919 median — tenant affordability is tighter.
What’s happening in Dayton, OH (45405)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45405 Dayton
In Dayton's 45405 ZIP, the arithmetic favors hands-on owners. Median home values stands at $91K, leaving spread for capex-heavy BRRRR or reposition strategies.
Value-add is the defining thesis in 45405. Homes trade near $91K, well below the state median, and rehabbed comps tend to clear meaningfully higher — a classic forced-equity setup.
In Montgomery County, 45405 is part of the operational map, not the passive one. The spread between median price and renovated comp reflects the work available.
Looking more closely, incomes in 45405 sit below the county median, the tenant pool is deep and the demand for upgraded rental stock consistently outruns supply.
Experienced operators with contractor networks find 45405 a credible choice for. First-time flippers often underestimate scope, budget, and timeline, which is how deals here turn sour.
Here's what matters if you're considering buying a home in Dayton:
Property Strategy for 45405
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $73,818 | $1,070 | 10.4% | +9.8% | $36,909 |
| 3BR | $90,813 | $1,390 | 11.0% | +7.7% | $30,271 |
| 4BR | $121,383 | $1,530 | 9.1% | +8.7% | $30,346 |
| 5BR | $148,938 | — | — | +10.7% | $29,788 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45405 Compare?
| Metric | 45405 | Dayton | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $90,890 | $85,537 | N/A | $237,530 |
| 5-Year CAGR | 4.7% | 5.6% | N/A | 7.4% |
| Avg Rent | $1,059 | $1,244 | N/A | - |
| Cap Rate | 9.1% | 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 45405 (Dayton, OH). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 45405 (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 | $90,890 |
| Monthly Rent | $1,059 |
| Price-to-Rent | 7.2:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 14.0% |
| Cap Rate | 9.1% |
| 5-Year IRR | 13.8% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +11.4% ▲ |
🏠 Rent Trends
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +7.4% ▲ |
The estimated cap rate (9.1%) 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 45405
Population: 19,322
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 45405
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Belle Haven Elementary School
Edison Elementary School
Fairview Elementary School
Meadowdale High School
Valerie 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 5,386 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in Dayton, OH?
The typical rental in Dayton, OH commands about $1,059/mo monthly. That rent profile measured cash flow against the $91K purchase basis.
How do BRRRR numbers look in Dayton, OH?
Dayton, OH BRRRR deals are a strong. With proper buy-side discipline, operators can recycle most of their capital post-refinance.
Which real estate strategy fits Dayton, OH?
A value-add and BRRRR deals strategy Dayton, OH best. The market produces steady results for that approach at the $91K price point.
Can owner-occupants cash flow in Dayton, OH?
House hacking works an attractive in Dayton, OH. Rents of $1,059/mo against $91K acquisition make the strategy solid for owner-occupants.
What kind of market is Dayton, OH for investors?
Dayton, OH clocks in at an investability rating of 5.0/5, with median home values near $91K and average rents around $1,059/mo. That combination puts it in the impressive tier for investor interest.
You know 45405 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45405 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 45405 ranks in Dayton-Kettering, OH
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 45405 (Dayton)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 45405 (Dayton, OH).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.