Real Estate Investing in Findlay, Illinois (62534)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62534 (Findlay, IL)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Findlay, IL (62534)?
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Market Analysis: 62534 Findlay
The 62534 ZIP covers a section of Findlay that demands careful diligence. Prices near $162K look accessible, but the work to make a deal cash flow is real.
The investment case in 62534 is notable only for operators who understand what they are buying. A $162K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 62534's metrics run below Shelby County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 62534 includes headwinds that any investor should price in. Income distribution skews lower than Findlay averages, and tenant stability requires active management.
Distressed ZIPs reward experience. durable returns are possible in 62534, 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 Findlay:
Property Strategy for 62534
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $111,595 | $1,000 | 6.5% | — | $55,797 |
| 3BR | $140,529 | $1,200 | 6.1% | — | $46,843 |
Market Trends
Home Value History (with trend line)
📊 How Does 62534 Compare?
| Metric | 62534 | Findlay | Illinois |
|---|---|---|---|
| Home Value | $161,552 | $161,552 | $279,761 |
| 5-Year CAGR | N/A | N/A | 6.6% |
| Avg Rent | $900 | $900 | - |
| Cap Rate | 4.4% | 4.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62534 (Findlay, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $161,552 |
| Monthly Rent | $900 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 18.6% |
📈 Home Appreciation
| 1-Year | +14.2% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 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 (4.4%). 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 62534
Population: 1,066
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 62534
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
What type of investing works in Findlay, IL?
A careful cash-flow rentals with hands-on management strategy Findlay, IL best. The market produces consistent results for that approach at the $162K price point.
Is vacancy a concern in Findlay, IL?
Rental vacancy in Findlay, IL is elevated. Investors should budget normal turnover but not chronic empty units.
Is housing expensive in Findlay, IL?
Findlay, IL home values average about $162K. That price point suits investors targeting rentals with $900/mo in monthly income.
What does house hacking look like in Findlay, IL?
The a challenging house-hack environment in Findlay, IL reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are eviction rules reasonable in Findlay, IL?
For rental operators, Findlay, IL rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 62534 now. You don’t know where it ranks.
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