Real Estate Investing in Blue Creek, Ohio (45616)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45616 (Blue Creek, OH)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 24.7% of homes vacant — above national norms.
- Elevated poverty: 25.2% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Blue Creek, OH (45616)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45616 Blue Creek
The 45616 ZIP covers a section of Blue Creek that demands careful diligence. Prices near $207K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 45616 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 45616 among OH's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 45616 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 45616 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 Blue Creek:
Property Strategy for 45616
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $186,241 | $1,020 | 3.9% | +11.4% | $93,121 |
| 3BR | $211,340 | $1,280 | 4.4% | +7.9% | $70,447 |
Market Trends
Home Value History (with trend line)
📊 How Does 45616 Compare?
| Metric | 45616 | Blue Creek | Portsmouth, OH | Ohio |
|---|---|---|---|---|
| Home Value | $207,301 | $200,218 | N/A | $237,530 |
| 5-Year CAGR | 7.2% | 6.8% | N/A | 7.4% |
| Avg Rent | $918 | $1,004 | N/A | - |
| Cap Rate | 3.5% | 3.9% | - | - |
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 45616 (Blue Creek, OH). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 45616 (Blue Creek, OH)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $207,301 |
| Monthly Rent | $918 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +9.4% ▲ |
| 3-Year CAGR | +8.9% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (3.5%). 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 45616
Population: 1,588
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
Frequently Asked Questions
What are home prices like in Blue Creek, OH?
The median home value in Blue Creek, OH is roughly $207K. That puts it reasonable relative to the OH statewide average.
How strong are rents in Blue Creek, OH?
Investors in Blue Creek, OH typically see rents near $918/mo per month against $207K home values - a solid setup for rental cash flow.
Can owner-occupants cash flow in Blue Creek, OH?
Blue Creek, OH offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $918/mo rent level.
What is the smart move for investors in Blue Creek, OH?
Most investors in Blue Creek, OH run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What kind of tenants rent in Blue Creek, OH?
Tenant quality in Blue Creek, OH ranks as solid. Landlords generally report predictable occupancy at market rents of $918/mo.
You know 45616 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45616 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 45616 ranks in Portsmouth, OH
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 45616 (Blue Creek)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 45616 (Blue Creek, OH).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.