Real Estate Investing in Beaver, Ohio (45613)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45613 (Beaver, OH)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.6% of homes vacant — above national norms.
- Elevated poverty: 22.9% poverty rate — can affect rent collection.
- Lower household income: $34,357 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beaver, OH (45613)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45613 Beaver
ZIP 45613 inside Pike County looks affordable on the surface — median value of $166K — but the discount exists for reasons that a careful buyer should understand before committing.
The 45613 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 45613 sits on the difficult end of the OH spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 45613 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.
Strategically, 45613 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Beaver:
Market Trends
Home Value History (with trend line)
📊 How Does 45613 Compare?
| Metric | 45613 | Beaver | Jackson, OH | Ohio |
|---|---|---|---|---|
| Home Value | $165,915 | $165,915 | N/A | $237,530 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 7.4% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
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 45613 (Beaver, OH). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 45613 (Beaver, OH)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $165,915 |
| Monthly Rent | $873 |
| Price-to-Rent | 15.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (4.1%). 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 45613
Population: 3,331
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 45613
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
Frequently Asked Questions
What are rental rates like in Beaver, OH?
Average rent in Beaver, OH is approximately $873/mo per month. Against $166K home values that yields a reasonable rent-to-price ratio.
Is housing expensive in Beaver, OH?
Beaver, OH home values average about $166K. That price point suits investors targeting rentals with $873/mo in monthly income.
Is Beaver, OH a good place for real estate investing?
Yes - Beaver, OH a 3.0/5 investability score. With $166K home prices against $873/mo monthly rent, the market delivers a reasonable entry point for new investors.
Which investment style suits Beaver, OH?
A careful cash-flow rentals with hands-on management strategy Beaver, OH best. The market produces predictable results for that approach at the $166K price point.
Is Beaver, OH good for landlords?
For rental operators, Beaver, OH rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 45613 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45613 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 45613 ranks in Jackson, OH
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 45613 (Beaver)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 45613 (Beaver, OH).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.