Real Estate Investing in Mendon, Ohio (45862)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45862 (Mendon, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mendon, OH (45862)?
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Market Analysis: 45862 Mendon
ZIP 45862 inside Mercer County looks affordable on the surface — median value of $181K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $181K asset, 45862 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader OH picture, 45862 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 45862 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
tilts toward 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 Mendon:
Property Strategy for 45862
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $143,873 | $970 | 4.9% | +7.8% | $71,936 |
| 3BR | $195,287 | $1,270 | 4.7% | +8.0% | $65,096 |
| 4BR | $211,044 | $1,340 | 4.6% | +6.5% | $52,761 |
Market Trends
Home Value History (with trend line)
📊 How Does 45862 Compare?
| Metric | 45862 | Mendon | Celina, OH | Ohio |
|---|---|---|---|---|
| Home Value | $180,800 | $180,800 | N/A | $237,530 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 7.4% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 45862 (Mendon, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $180,800 |
| Monthly Rent | $873 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (3.8%). 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 45862
Population: 1,182
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
How strong are rents in Mendon, OH?
Investors in Mendon, OH typically see rents near $873/mo per month against $181K home values - a solid setup for rental cash flow.
What is the tenant pool like in Mendon, OH?
Expect a solid tenant pool in Mendon, OH. The rental market absorbs $873/mo rents without meaningful friction.
What is the investability score for Mendon, OH?
Mendon, OH sits at an investability rating of 3.0/5, with median home values near $181K and average rents around $873/mo. That combination puts it in the resilient tier for investor interest.
What kind of vacancy should I budget for in Mendon, OH?
Occupancy in Mendon, OH runs steady with elevated vacancy. Well-priced units at $873/mo lease on reasonable timelines.
What is the best play in Mendon, OH?
For Mendon, OH, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 45862 now. You don’t know where it ranks.
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How 45862 ranks in Celina, OH
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