Real Estate Investing in Oakwood, Ohio (45409)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45409 (Oakwood, OH)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.8% of homes vacant — above national norms.
What’s happening in Oakwood, OH (45409)?
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Market Analysis: 45409 Oakwood
In practical terms, ZIP 45409 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $253K median. It rewards specialists, not generalists.
The 45409 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 45409 among OH's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 45409 ZIP's population of 15,677 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Experienced landlords with local relationships tend to find 45409 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Oakwood:
Property Strategy for 45409
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $171,037 | $1,440 | 6.1% | +7.5% | $85,518 |
| 3BR | $246,352 | $1,870 | 5.5% | +7.3% | $82,117 |
| 4BR | $381,891 | $2,060 | 3.9% | +7.0% | $95,473 |
| 5BR | $502,026 | — | — | +7.3% | $100,405 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45409 Compare?
| Metric | 45409 | Oakwood | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $252,712 | $229,659 | N/A | $237,530 |
| 5-Year CAGR | 5.8% | 5.9% | N/A | 7.4% |
| Avg Rent | $1,416 | $1,236 | N/A | - |
| Cap Rate | 4.4% | 4.3% | - | - |
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 45409 (Oakwood, 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 | $252,712 |
| Monthly Rent | $1,416 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | -8.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 45409
Population: 15,677
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 45409
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Edison Elementary School
Oakwood Junior High School
Ruskin Elementary School
Dayton Early College Academy Inc
David H. Ponitz Career Technology Center
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 strategy should investors use in Oakwood, OH?
Oakwood, OH investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($253K prices, $1,416/mo rents) make it a reasonable choice.
What is the tenant pool like in Oakwood, OH?
Tenant quality in Oakwood, OH ranks as solid. Landlords generally report stable occupancy at market rents of $1,416/mo.
Are there empty rentals in Oakwood, OH?
Rental vacancy in Oakwood, OH is elevated. Investors should budget normal turnover but not chronic empty units.
How strict are landlord regulations in Oakwood, OH?
OH law landlord-friendly for landlords, and Oakwood inherits those rules. Investors should still review local ordinances for rental licensing.
Should investors consider Oakwood, OH?
Investors tracking Oakwood, OH will find a 3.0/5 rating supported by $253K median home values and $1,416/mo rents. That profile suits long-term holders targeting even-keeled returns.
You know 45409 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45409 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 45409 ranks in Dayton-Kettering, OH
Every ZIP in this metro, ranked. Free.
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