Real Estate Investing in Blue Creek, Ohio (45684)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45684 (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: 25.7% of homes vacant — above national norms.
• 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 (45684)?
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Market Analysis: 45684 Blue Creek
The 45684 ZIP in Blue Creek, OH is a local-operator market. Outside capital chasing a $193K entry has to pair deep knowledge with the discount.
For an experienced owner, 45684 can be a a viable market for hunting ground — but the discount at $193K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Blue Creek have seen price recovery that 45684 has not matched. Adams County data supports the view that the spread is structural rather than temporary.
Looking more closely, 1,577 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.
Strategy in 45684 is an operator game, not a passive one. From an investor standpoint, entry prices of $193K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Blue Creek:
Property Strategy for 45684
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $143,396 | $1,210 | 6.1% | +7.1% | $71,698 |
| 3BR | $219,051 | $1,600 | 5.3% | +7.9% | $73,017 |
| 4BR | $296,293 | $1,730 | 4.2% | +8.3% | $74,073 |
Market Trends
Home Value History (with trend line)
📊 How Does 45684 Compare?
| Metric | 45684 | Blue Creek | Portsmouth, OH | Ohio |
|---|---|---|---|---|
| Home Value | $193,136 | $200,218 | N/A | $237,530 |
| 5-Year CAGR | 6.4% | 6.8% | N/A | 7.4% |
| Avg Rent | $1,089 | $1,004 | N/A | - |
| Cap Rate | 4.4% | 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 45684 (Blue Creek, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $193,136 |
| Monthly Rent | $1,089 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (4.4%). 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 45684
Population: 1,577
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
Is Blue Creek, OH better for rentals, flips, or BRRRR?
For Blue Creek, OH, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What are vacancy rates like in Blue Creek, OH?
Blue Creek, OH sees elevated vacancy, which is reasonable relative to the broader OH rental market.
Are rents high in Blue Creek, OH?
Blue Creek, OH rentals go for roughly $1,089/mo a month. That puts gross yield in solid territory relative to $193K acquisition costs.
How much does a house cost in Blue Creek, OH?
Homes in Blue Creek, OH typically sell near $193K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Are tenants stable in Blue Creek, OH?
Blue Creek, OH draws a consistent base of working renters. Demand at the $1,089/mo rent level is reasonable for standard single-family and small multi rentals.
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