Real Estate Investing in Kitts Hill, Ohio (45645)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45645 (Kitts Hill, OH)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.7% of homes vacant — above national norms.
- Elevated poverty: 33.1% 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 Kitts Hill, OH (45645)?
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Market Analysis: 45645 Kitts Hill
The 45645 ZIP covers a section of Kitts Hill that demands careful diligence. Prices near $158K look accessible, but the work to make a deal cash flow is real.
The 45645 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader OH picture, 45645 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 45645 ZIP's population of 2,709 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
Strategically, 45645 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 Kitts Hill:
Property Strategy for 45645
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $113,328 | $1,030 | 6.5% | +4.8% | $56,664 |
| 3BR | $179,722 | $1,320 | 5.3% | +5.8% | $59,907 |
Market Trends
Home Value History (with trend line)
📊 How Does 45645 Compare?
| Metric | 45645 | Kitts Hill | Ohio |
|---|---|---|---|
| Home Value | $158,033 | $158,033 | $237,530 |
| 5-Year CAGR | 4.9% | 4.9% | 7.4% |
| Avg Rent | $927 | $927 | - |
| Cap Rate | 4.6% | 4.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 45645 (Kitts Hill, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $158,033 |
| Monthly Rent | $927 |
| Price-to-Rent | 14.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +11.1% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (4.6%). 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 45645
Population: 2,709
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
🎓 Nearby Colleges & Universities
Investor Insight: With 3,234 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in Kitts Hill, OH?
Rental rates in Kitts Hill, OH average $927/mo. Tenant demand and $158K home values make the yield look reasonable by investor standards.
What investment strategy works best in Kitts Hill, OH?
In Kitts Hill, OH the significant play is typically careful cash-flow rentals with hands-on management. The combination of $158K prices and $927/mo rents suits that approach.
Is Kitts Hill, OH a smart market for rental property?
With a 3.0/5 investability score, Kitts Hill, OH ranks as a solid market for rental property investors. Median prices of $158K and rents of $927/mo drive the underlying numbers.
Can I house hack in Kitts Hill, OH?
Kitts Hill, OH is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $158K price point reasonable to enter.
How do landlord-tenant laws work in Kitts Hill, OH?
OH law landlord-friendly for landlords, and Kitts Hill inherits those rules. Investors should still review local ordinances for rental licensing.
You know 45645 now. You don’t know where it ranks.
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