Real Estate Investing in Coldwater, Ohio (45828)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45828 (Coldwater, OH)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 28.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Coldwater, OH (45828)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45828 Coldwater
This part of Mercer County is not an easy win. The 45828 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 45828 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within OH, ZIP 45828 trails on several market indicators that neighboring Mercer County submarkets outperform. The gap is real and solid enough to shape underwriting.
Employment concentration in 45828 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Coldwater's stable or hybrid ZIPs before stepping into 45828. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Coldwater:
Property Strategy for 45828
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $216,166 | $970 | 3.2% | +8.1% | $108,083 |
| 3BR | $282,794 | $1,270 | 3.2% | +7.5% | $94,265 |
| 4BR | $307,558 | $1,290 | 3.0% | +7.1% | $76,889 |
Market Trends
Home Value History (with trend line)
📊 How Does 45828 Compare?
| Metric | 45828 | Coldwater | Celina, OH | Ohio |
|---|---|---|---|---|
| Home Value | $296,904 | $296,904 | N/A | $237,530 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 7.4% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
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 45828 (Coldwater, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $296,904 |
| Monthly Rent | $873 |
| Price-to-Rent | 28.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +6.0% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 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 (2.3%). 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 45828
Population: 6,343
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 45828
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 price range are homes in Coldwater, OH?
The median home value in Coldwater, OH is roughly $297K. That puts it reasonable relative to the OH statewide average.
How much do tenants pay in Coldwater, OH?
Expect rents around $873/mo per month in Coldwater, OH. With home values at $297K, the yield math works out to reasonable levels for rental investors.
What kind of tenants rent in Coldwater, OH?
Coldwater, OH offers a stable renter base at the $873/mo rent level. Tenant turnover is reasonable for well-managed properties.
How strict are landlord regulations in Coldwater, OH?
Rental owners in Coldwater, OH deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How viable is house hacking in Coldwater, OH?
The house hack math a challenging in Coldwater, OH. Owner-occupant buyers benefit from the $873/mo rents and $297K home values.
You know 45828 now. You don’t know where it ranks.
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How 45828 ranks in Celina, OH
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