Real Estate Investing in Fort Recovery, Ohio (45846)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45846 (Fort Recovery, 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 33.6 — 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 Fort Recovery, OH (45846)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45846 Fort Recovery
This part of Mercer County is not an easy win. The 45846 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 45846 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 45846's metrics run below Mercer County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 45846 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 45846 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Fort Recovery:
Property Strategy for 45846
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $238,293 | $970 | 2.9% | +6.9% | $119,146 |
| 3BR | $356,819 | $1,270 | 2.6% | +7.6% | $118,940 |
| 4BR | $374,330 | $1,290 | 2.5% | +7.4% | $93,582 |
Market Trends
Home Value History (with trend line)
📊 How Does 45846 Compare?
| Metric | 45846 | Fort Recovery | Celina, OH | Ohio |
|---|---|---|---|---|
| Home Value | $352,464 | $352,464 | N/A | $237,530 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 7.4% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
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 45846 (Fort Recovery, OH). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 45846 (Fort Recovery, OH)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $352,464 |
| Monthly Rent | $873 |
| Price-to-Rent | 33.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 1.9% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +7.9% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 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 (1.9%). 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 45846
Population: 4,763
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 45846
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
Where do home prices stand in Fort Recovery, OH?
Fort Recovery, OH home values average about $352K. That price point suits investors targeting rentals with $873/mo in monthly income.
What investment strategy works best in Fort Recovery, OH?
Most investors in Fort Recovery, OH run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What kind of vacancy should I budget for in Fort Recovery, OH?
Fort Recovery, OH vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Does house hacking work in Fort Recovery, OH?
House hacking in Fort Recovery, OH is reasonable to execute. Prices around $352K and rents of $873/mo solid owner-occupant economics.
Are landlord laws favorable in Fort Recovery, OH?
Rental owners in Fort Recovery, OH deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 45846 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45846 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 45846 ranks in Celina, OH
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 45846 (Fort Recovery)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 45846 (Fort Recovery, OH).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.