Real Estate Investing in Van Buren, Ohio (45889)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 45889 (Van Buren, 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 28.6 — 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 Van Buren, OH (45889)?
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Market Analysis: 45889 Van Buren
The 45889 ZIP covers a section of Van Buren that demands careful diligence. Prices near $346K look accessible, but the work to make a deal cash flow is real.
From a cash-flow lens, the numbers look inviting — $346K purchase price, 0.0% nominal cap — the work to hit that pro forma in 45889 is substantial and deserves full respect.
In the broader OH picture, 45889 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 45889 ZIP's population of 1,849 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Distressed ZIPs reward experience. impressive returns are possible in 45889, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Van Buren:
Property Strategy for 45889
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $315,648 | $1,450 | 3.3% | +6.7% | $105,216 |
| 4BR | $397,491 | $1,710 | 3.1% | +6.7% | $99,373 |
Market Trends
Home Value History (with trend line)
📊 How Does 45889 Compare?
| Metric | 45889 | Van Buren | Findlay, OH | Ohio |
|---|---|---|---|---|
| Home Value | $345,522 | $345,522 | N/A | $237,530 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 7.4% |
| Avg Rent | $1,008 | $1,008 | 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 45889 (Van Buren, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $345,522 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 28.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 45889
Population: 1,849
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 45889
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
Is Van Buren, OH better for rentals, flips, or BRRRR?
For Van Buren, OH, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What price range are homes in Van Buren, OH?
Median home price in Van Buren, OH is near $346K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
How does Van Buren, OH rate as a rental market?
Van Buren, OH rates 3.0/5 for investability. With median values at $346K and rents near $1,008/mo, the market offers reasonable fundamentals for rental investors.
Are eviction rules reasonable in Van Buren, OH?
For rental operators, Van Buren, OH rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How strong are rents in Van Buren, OH?
The typical rental in Van Buren, OH commands about $1,008/mo monthly. That rent profile consistent cash flow against the $346K purchase basis.
You know 45889 now. You don’t know where it ranks.
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How 45889 ranks in Findlay, OH
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