Real Estate Investing in Reedsville, Ohio (45772)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45772 (Reedsville, OH)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 19.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.4% CAGR).
- Higher unemployment: 11.2% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Reedsville, OH (45772)?
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Market Analysis: 45772 Reedsville
ZIP 45772 inside Meigs County looks affordable on the surface — median value of $131K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 45772 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 45772 and stronger Reedsville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 45772 includes headwinds that any investor should price in. Income distribution skews lower than Reedsville averages, and tenant stability requires active management.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Reedsville:
Property Strategy for 45772
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $126,773 | $990 | 5.6% | +4.1% | $63,387 |
| 3BR | $180,457 | $1,210 | 4.8% | +3.7% | $60,152 |
Market Trends
Home Value History (with trend line)
📊 How Does 45772 Compare?
| Metric | 45772 | Reedsville | Ohio |
|---|---|---|---|
| Home Value | $130,991 | $130,991 | $237,530 |
| 5-Year CAGR | 0.4% | 0.4% | 7.4% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 5.3% | 5.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 45772 (Reedsville, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $130,991 |
| Monthly Rent | $891 |
| Price-to-Rent | 12.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.2% |
| Cap Rate | 5.3% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +0.4% ▲ |
| 10-Year CAGR | +2.5% ▲ |
🏠 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 (5.3%). 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 45772
Population: 1,614
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 45772
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.
Frequently Asked Questions
What is the investability score for Reedsville, OH?
Yes - Reedsville, OH a 3.0/5 investability score. With $131K home prices against $891/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the typical vacancy rate in Reedsville, OH?
Occupancy in Reedsville, OH runs reliable with elevated vacancy. Well-priced units at $891/mo lease on reasonable timelines.
What is the best play in Reedsville, OH?
For Reedsville, OH, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How viable is house hacking in Reedsville, OH?
The house hack math a challenging in Reedsville, OH. Owner-occupant buyers benefit from the $891/mo rents and $131K home values.
How strong is tenant demand in Reedsville, OH?
Working renters make up the core of the Reedsville, OH tenant base. The pool is reasonable for investors targeting long-term holds.
You know 45772 now. You don’t know where it ranks.
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