Real Estate Investing in Beavercreek, Ohio (45430)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45430 (Beavercreek, 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 middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Beavercreek, OH (45430)?
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Market Analysis: 45430 Beavercreek
Investors eyeing 45430 need to respect the fundamentals at play. Home values of $318K come alongside slower price movement and elevated management overhead.
The investment case in 45430 is durable only for operators who understand what they are buying. A $318K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Beavercreek have seen price recovery that 45430 has not matched. Greene County data supports the view that the spread is structural rather than temporary.
Demographically, 45430 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Beavercreek's stable or hybrid ZIPs before stepping into 45430. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Beavercreek:
Property Strategy for 45430
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $249,273 | $1,670 | 4.8% | +6.4% | $124,637 |
| 3BR | $280,167 | $2,170 | 5.6% | +6.5% | $93,389 |
| 4BR | $372,888 | $2,380 | 4.6% | +6.2% | $93,222 |
| 5BR | $449,511 | — | — | +6.3% | $89,902 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45430 Compare?
| Metric | 45430 | Beavercreek | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $318,243 | $298,902 | N/A | $237,530 |
| 5-Year CAGR | 5.1% | 5.4% | N/A | 7.4% |
| Avg Rent | $2,000 | $1,831 | N/A | - |
| Cap Rate | 4.9% | 4.8% | - | - |
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 45430 (Beavercreek, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $318,243 |
| Monthly Rent | $2,000 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.9%). 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 45430
Population: 7,171
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 45430
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Cleveland Elementary School
Eastmont Elementary School
Valley Elementary School
Indian Riffle Elementary School
J F Kennedy 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 1,235 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are there empty rentals in Beavercreek, OH?
Beavercreek, OH sees elevated vacancy, which is reasonable relative to the broader OH rental market.
What kind of market is Beavercreek, OH for investors?
Investors tracking Beavercreek, OH will find a 3.0/5 rating supported by $318K median home values and $2,000/mo rents. That profile suits long-term holders targeting predictable returns.
What approach is best for Beavercreek, OH real estate?
The best-fit strategy in Beavercreek, OH is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are eviction rules reasonable in Beavercreek, OH?
For rental operators, Beavercreek, OH rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the typical renter like in Beavercreek, OH?
Tenant quality in Beavercreek, OH ranks as solid. Landlords generally report even-keeled occupancy at market rents of $2,000/mo.
You know 45430 now. You don’t know where it ranks.
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How 45430 ranks in Dayton-Kettering, OH
Every ZIP in this metro, ranked. Free.
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