Real Estate Investing in Beavercreek, Ohio (45432)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45432 (Beavercreek, OH)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
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 (45432)?
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Market Analysis: 45432 Beavercreek
ZIP 45432 in Beavercreek, OH carries a significant set of headwinds. Home values near $229K and rents of $1,450/mo sit inside a market where underwriting has to be tight.
The investment case in 45432 is substantial only for operators who understand what they are buying. A $229K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 45432 and stronger Beavercreek ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Meanwhile, 14,988 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 45432 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Beavercreek:
Property Strategy for 45432
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $173,948 | $1,160 | 4.8% | +8.5% | $86,974 |
| 3BR | $196,943 | $1,500 | 5.5% | +8.0% | $65,648 |
| 4BR | $325,594 | $1,660 | 3.7% | +6.9% | $81,398 |
| 5BR | $371,174 | — | — | +6.5% | $74,235 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45432 Compare?
| Metric | 45432 | Beavercreek | Dayton-Kettering, OH | Ohio |
|---|---|---|---|---|
| Home Value | $228,925 | $298,902 | N/A | $237,530 |
| 5-Year CAGR | 6.2% | 5.4% | N/A | 7.4% |
| Avg Rent | $1,450 | $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 45432 (Beavercreek, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $228,925 |
| Monthly Rent | $1,450 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +6.0% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 45432
Population: 14,988
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 45432
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Cleveland Elementary School
Fairbrook Elementary School
Indian Riffle Elementary School
Saville Elementary School
Shaw 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
What is the smart move for investors in Beavercreek, OH?
For Beavercreek, OH, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How do home values compare in Beavercreek, OH?
Typical homes in Beavercreek, OH go for around $229K. The 5-year CAGR of 0.0% steady price movement.
What is the typical rental rate in Beavercreek, OH?
Rental rates in Beavercreek, OH average $1,450/mo. Tenant demand and $229K home values make the yield look reasonable by investor standards.
What does house hacking look like in Beavercreek, OH?
The house hack math a challenging in Beavercreek, OH. Owner-occupant buyers benefit from the $1,450/mo rents and $229K home values.
How high is vacancy risk in Beavercreek, OH?
Rental vacancy in Beavercreek, OH is elevated. Investors should budget normal turnover but not chronic empty units.
You know 45432 now. You don’t know where it ranks.
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How 45432 ranks in Dayton-Kettering, OH
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