Real Estate Investing in Dayton, Ohio (45406)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45406 (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: 17.9% of homes vacant — above national norms.
- Elevated poverty: 20.5% poverty rate — can affect rent collection.
- Higher unemployment: 8.2% unemployment — tenant risk signal.
- Lower household income: $37,630 median — tenant affordability is tighter.
What’s happening in Dayton, OH (45406)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45406 Dayton
Investors scanning Dayton, OH for forced-equity plays often land on the 45406 ZIP. A a solid fit for entry near $92K pairs with rents of $1,084/mo to widen the renovation window.
Investors in 45406 do not buy the market average — they buy the unit they can improve. $92K median pricing and $1,084/mo comps define the envelope within which the work has to pay.
Comparing Dayton submarkets, ZIP 45406 offers an entry cost that most surrounding neighborhoods have moved past. The substantial delta is the opportunity.
The an appealing option for angle on demographics here is renter willingness to pay a premium for renovated product. The 52% rental share provides scale for the strategy.
The strategy in 45406 is forced equity, not market equity. Turning to rents, entry prices are accommodating at $92K, 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 45406
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $67,966 | $1,160 | 12.3% | +9.2% | $33,983 |
| 3BR | $92,937 | $1,500 | 11.6% | +8.0% | $30,979 |
| 4BR | $119,553 | $1,660 | 10.0% | +7.6% | $29,888 |
| 5BR | $152,389 | — | — | +6.5% | $30,478 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45406 Compare?
| Metric | 45406 | Dayton | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $91,777 | $85,537 | N/A | $237,530 |
| 5-Year CAGR | 4.8% | 5.6% | N/A | 7.4% |
| Avg Rent | $1,084 | $1,244 | N/A | - |
| Cap Rate | 9.2% | 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 45406 (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 | $91,777 |
| Monthly Rent | $1,084 |
| Price-to-Rent | 7.1:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 14.2% |
| Cap Rate | 9.2% |
| 5-Year IRR | 14.0% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +10.8% ▲ |
🏠 Rent Trends
| 1-Year | +11.3% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | N/A |
The estimated cap rate (9.2%) 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 45406
Population: 20,261
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 45406
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Edwin Joel Brown Middle School
Belle Haven Elementary School
Edison 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
How strong is Dayton, OH for real estate investors?
Investors tracking Dayton, OH will find a 5.0/5 rating supported by $92K median home values and $1,084/mo rents. That profile suits long-term holders targeting stable returns.
How close is Dayton, OH to meeting the 1% rule?
Hitting the 1% rule in Dayton, OH is realistic given the 1.18% average rent-to-price. Most value-add properties push well above that line.
What investment strategy works best in Dayton, OH?
Investors usually favor value-add and BRRRR deals in Dayton, OH. With home values at $92K and rents near $1,084/mo, other strategies can work but produce measured rather than outsized returns.
Is Dayton, OH a good market for FHA house hackers?
The house hack math an attractive in Dayton, OH. Owner-occupant buyers benefit from the $1,084/mo rents and $92K home values.
What do landlords charge for rent in Dayton, OH?
Investors in Dayton, OH typically see rents near $1,084/mo per month against $92K home values - a solid setup for rental cash flow.
You know 45406 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45406 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 45406 ranks in Dayton-Kettering, OH
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