Real Estate Investing in Beaverdam, Ohio (45808)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45808 (Beaverdam, 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: 20.4% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beaverdam, OH (45808)?
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Market Analysis: 45808 Beaverdam
ZIP 45808 inside Allen County looks affordable on the surface — median value of $124K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 45808 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 45808 among OH's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 45808 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
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 Beaverdam:
Market Trends
Home Value History (with trend line)
📊 How Does 45808 Compare?
| Metric | 45808 | Beaverdam | Lima, OH | Ohio |
|---|---|---|---|---|
| Home Value | $124,247 | $124,247 | N/A | $237,530 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 7.4% |
| Avg Rent | $1,062 | $1,062 | N/A | - |
| Cap Rate | 6.7% | 6.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 45808 (Beaverdam, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $124,247 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 9.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.3% |
| Cap Rate | 6.7% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.7%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 45808
Population: 329
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 1,790 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Beaverdam, OH rate as a rental market?
Beaverdam, OH scores 3.0/5 for investability. Home values sit at $124K and rents near $1,062/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What are rental rates like in Beaverdam, OH?
Average rent in Beaverdam, OH is approximately $1,062/mo per month. Against $124K home values that yields a reasonable rent-to-price ratio.
Is vacancy a concern in Beaverdam, OH?
Rental vacancy in Beaverdam, OH is elevated. Investors should budget normal turnover but not chronic empty units.
What real estate strategy is ideal for Beaverdam, OH?
Beaverdam, OH investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($124K prices, $1,062/mo rents) make it a reasonable choice.
What is the tenant pool like in Beaverdam, OH?
Expect a solid tenant pool in Beaverdam, OH. The rental market absorbs $1,062/mo rents without meaningful friction.
You know 45808 now. You don’t know where it ranks.
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How 45808 ranks in Lima, OH
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