Real Estate Investing in Shade, Ohio (45776)
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Should you buy in 45776 (Shade, 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.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Shade, OH (45776)?
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Market Analysis: 45776 Shade
Not every below-median market is a bargain. Shade's 45776 ZIP reports signals that favor experienced operators who can absorb the risk $158K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $158K asset, 45776 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader OH picture, 45776 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 45776 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 45776 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Shade:
Market Trends
Home Value History (with trend line)
📊 How Does 45776 Compare?
| Metric | 45776 | Shade | Athens, OH | Ohio |
|---|---|---|---|---|
| Home Value | $157,554 | $157,554 | N/A | $237,530 |
| 5-Year CAGR | 1.4% | 1.4% | N/A | 7.4% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 45776 (Shade, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $157,554 |
| Monthly Rent | $963 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.8% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 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 (4.8%). 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 45776
Population: 1,014
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
Frequently Asked Questions
Is Shade in OH worth investing in?
Our data puts Shade, OH at 3.0/5 for investability. Home prices of $158K and rents around $963/mo create a solid backdrop for investor activity.
Is vacancy a concern in Shade, OH?
Rental vacancy in Shade, OH is elevated. Investors should budget normal turnover but not chronic empty units.
How deep is the rental pool in Shade, OH?
Expect a solid tenant pool in Shade, OH. The rental market absorbs $963/mo rents without meaningful friction.
How do landlord-tenant laws work in Shade, OH?
OH ranks as a landlord-friendly state for landlord-tenant law. Shade generally follows the statewide framework, so landlords face reasonable operating rules.
How strong are rents in Shade, OH?
The typical rental in Shade, OH commands about $963/mo monthly. That rent profile reliable cash flow against the $158K purchase basis.
You know 45776 now. You don’t know where it ranks.
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How 45776 ranks in Athens, OH
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