Real Estate Investing in Dayton, Ohio (45417)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45417 (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: 23.5% of homes vacant — above national norms.
- Elevated poverty: 27.0% poverty rate — can affect rent collection.
- Lower household income: $34,866 median — tenant affordability is tighter.
What’s happening in Dayton, OH (45417)?
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Market Analysis: 45417 Dayton
The 45417 ZIP registers an substantial value-add profile — below-median pricing at $75K, a renter base of 45%, and room for operational improvement.
ZIP 45417 favors investors with a contractor on speed dial. On the rental side, the turnkey yield looks ordinary, a renovated unit pulls stronger rent than the unrenovated $1,091/mo average.
Relative to OH, 45417 reads as a working-capital ZIP — prices below average, renter share elevated at 45%, and room for operator-led upside.
On balance, incomes in 45417 sit below the county median, the tenant pool is deep and the demand for upgraded rental stock consistently outruns supply.
BRRRR is the most natural fit. Buy under $75K, 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 45417
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $40,981 | $930 | 16.3% | +5.8% | $40,981 |
| 2BR | $53,999 | $1,170 | 15.6% | +10.6% | $27,000 |
| 3BR | $80,746 | $1,520 | 13.6% | +7.2% | $26,915 |
| 4BR | $108,047 | $1,670 | 11.1% | +6.9% | $27,012 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45417 Compare?
| Metric | 45417 | Dayton | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $75,210 | $85,537 | N/A | $237,530 |
| 5-Year CAGR | 4.8% | 5.6% | N/A | 7.4% |
| Avg Rent | $1,091 | $1,244 | N/A | - |
| Cap Rate | 11.3% | 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 45417 (Dayton, OH). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 45417 (Dayton, OH)?
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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 | $75,210 |
| Monthly Rent | $1,091 |
| Price-to-Rent | 5.7:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 17.4% |
| Cap Rate | 11.3% |
| 5-Year IRR | 16.1% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +10.5% ▲ |
🏠 Rent Trends
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | N/A |
The estimated cap rate (11.3%) 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 45417
Population: 28,161
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 45417
Schools in This ZIP Code
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
Are homes affordable in Dayton, OH?
Dayton, OH home values average about $75K. That price point suits investors targeting rentals with $1,091/mo in monthly income.
What does house hacking look like in Dayton, OH?
The an attractive house-hack environment in Dayton, OH reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What are rental rates like in Dayton, OH?
Rental rates in Dayton, OH average $1,091/mo. Tenant demand and $75K home values make the yield look reasonable by investor standards.
How well does BRRRR work in Dayton, OH?
BRRRR works a strong in Dayton, OH. With $75K ARVs and $1,091/mo rents, investors who buy right can refinance out most of their capital.
Is it possible to hit the 1% rule in Dayton, OH?
With $1,091/mo rents against $75K home prices, Dayton, OH produces a 1.45% ratio. That is reasonable proximity to the 1% threshold.
You know 45417 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45417 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 45417 ranks in Dayton-Kettering, OH
Every ZIP in this metro, ranked. Free.
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