Real Estate Investing in The Plains, Ohio (45780)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45780 (The Plains, OH)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 9.1% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in The Plains, OH (45780)?
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Market Analysis: 45780 The Plains
In practical terms, ZIP 45780 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $185K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 45780 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within OH, ZIP 45780 trails on several market indicators that neighboring Athens County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
A durable renter share of 46% in 45780 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 45780 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 The Plains:
Property Strategy for 45780
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $152,806 | $1,060 | 5.0% | +7.2% | $76,403 |
| 3BR | $216,504 | $1,300 | 4.3% | +6.9% | $72,168 |
Market Trends
Home Value History (with trend line)
📊 How Does 45780 Compare?
| Metric | 45780 | The Plains | Athens, OH | Ohio |
|---|---|---|---|---|
| Home Value | $185,144 | $185,144 | N/A | $237,530 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 7.4% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 45780 (The Plains, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $185,144 |
| Monthly Rent | $954 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 (4.0%). 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 45780
Population: 2,653
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 45780
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the typical rental rate in The Plains, OH?
Expect rents around $954/mo per month in The Plains, OH. With home values at $185K, the yield math works out to reasonable levels for rental investors.
How strong is tenant demand in The Plains, OH?
Expect a solid tenant pool in The Plains, OH. The rental market absorbs $954/mo rents without meaningful friction.
Does house hacking make sense in The Plains, OH?
For house hackers, The Plains, OH is a challenging. The $954/mo rent on a unit helps defray the mortgage on a $185K property.
What is it like being a landlord in The Plains, OH?
The landlord environment in The Plains, OH is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Where do home prices stand in The Plains, OH?
Typical homes in The Plains, OH go for around $185K. The 5-year CAGR of 0.0% measured price movement.
You know 45780 now. You don’t know where it ranks.
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How 45780 ranks in Athens, OH
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