Real Estate Investing in Beavercreek, Ohio (45431)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45431 (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.
- Elevated vacancy: 8.0% vacancy may signal weakening demand.
What’s happening in Beavercreek, OH (45431)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45431 Beavercreek
Not every below-median market is a bargain. Beavercreek's 45431 ZIP registers signals that favor experienced operators who can absorb the risk $258K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 45431 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within OH, ZIP 45431 trails on several market indicators that neighboring Greene County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The demographic picture in 45431 includes headwinds that any investor should price in. Income distribution skews lower than Beavercreek averages, and tenant stability requires active management.
Strategy in 45431 is an operator game, not a passive one. From a cash-flow lens, entry prices of $258K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Beavercreek:
Property Strategy for 45431
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $162,293 | $1,600 | 7.1% | +8.5% | $81,147 |
| 3BR | $219,267 | $2,080 | 6.8% | +7.9% | $73,089 |
| 4BR | $343,511 | $2,280 | 4.8% | +6.3% | $85,878 |
| 5BR | $383,524 | — | — | +6.0% | $76,705 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45431 Compare?
| Metric | 45431 | Beavercreek | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $258,315 | $298,902 | N/A | $237,530 |
| 5-Year CAGR | 5.1% | 5.4% | N/A | 7.4% |
| Avg Rent | $1,605 | $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 45431 (Beavercreek, OH). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 45431 (Beavercreek, OH)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $258,315 |
| Monthly Rent | $1,605 |
| Price-to-Rent | 13.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +7.1% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | -1.0% ▼ |
| 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 45431
Population: 26,961
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 45431
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
Eastmont Elementary School
Parkwood Elementary School
Spinning Hills Middle School (5-6)
Dayton Athletic Vocational Academy
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 6,621 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What approach is best for Beavercreek, OH real estate?
Beavercreek, OH investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($258K prices, $1,605/mo rents) make it a reasonable choice.
Is rental property easy to operate in Beavercreek, OH?
OH ranks as a landlord-friendly state for landlord-tenant law. Beavercreek generally follows the statewide framework, so landlords face reasonable operating rules.
Is the tenant base reliable in Beavercreek, OH?
Beavercreek, OH offers a consistent renter base at the $1,605/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is house hacking profitable in Beavercreek, OH?
The a challenging house-hack environment in Beavercreek, OH reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Where do home prices stand in Beavercreek, OH?
Typical homes in Beavercreek, OH go for around $258K. The 5-year CAGR of 0.0% steady price movement.
You know 45431 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45431 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 45431 ranks in Dayton-Kettering, OH
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 45431 (Beavercreek)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 45431 (Beavercreek, OH).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.