Real Estate Investing in Montezuma, Ohio (45866)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45866 (Montezuma, OH)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 29.5% 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 Montezuma, OH (45866)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45866 Montezuma
This part of Mercer County is not an easy win. The 45866 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 45866 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 45866 and stronger Montezuma ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 45866 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Montezuma's stable or hybrid ZIPs before stepping into 45866. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Montezuma:
Market Trends
Home Value History (with trend line)
📊 How Does 45866 Compare?
| Metric | 45866 | Montezuma | Celina, OH | Ohio |
|---|---|---|---|---|
| Home Value | $157,207 | $157,207 | N/A | $237,530 |
| 5-Year CAGR | 8.2% | 8.2% | N/A | 7.4% |
| Avg Rent | $936 | $936 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
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 45866 (Montezuma, OH). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 45866 (Montezuma, OH)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $157,207 |
| Monthly Rent | $936 |
| Price-to-Rent | 14.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 12.9% |
📈 Home Appreciation
| 1-Year | +14.1% ▲ |
| 3-Year CAGR | +8.6% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (4.6%). 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 45866
Population: 100
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 do experienced investors play Montezuma, OH?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Montezuma, OH. The numbers - $157K homes against $936/mo rents - support that play.
Are landlord laws favorable in Montezuma, OH?
Rental owners in Montezuma, OH deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How qualified is the tenant pool in Montezuma, OH?
Expect a solid tenant pool in Montezuma, OH. The rental market absorbs $936/mo rents without meaningful friction.
Is Montezuma, OH a good market for buy-and-hold investors?
Our data puts Montezuma, OH at 3.0/5 for investability. Home prices of $157K and rents around $936/mo create a solid backdrop for investor activity.
What monthly rent should investors expect in Montezuma, OH?
Rental rates in Montezuma, OH average $936/mo. Tenant demand and $157K home values make the yield look reasonable by investor standards.
You know 45866 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 45866 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 45866 ranks in Celina, OH
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 45866 (Montezuma)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 45866 (Montezuma, OH).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.