Real Estate Investing in Hamilton, Ohio (45013)
Should you buy in 45013 (Hamilton, 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.
What’s happening in Hamilton, OH (45013)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 45013 Hamilton
ZIP 45013 inside Butler County looks affordable on the surface — median value of $273K — but the discount exists for reasons that a careful buyer should understand before committing.
The 45013 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within OH, ZIP 45013 trails on several market indicators that neighboring Butler County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Who lives in 45013 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 45013 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Hamilton:
Property Strategy for 45013
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $106,690 | $980 | 6.6% | +9.1% | $106,690 |
| 2BR | $174,766 | $1,260 | 5.2% | +8.5% | $87,383 |
| 3BR | $261,680 | $1,660 | 4.6% | +7.8% | $87,227 |
| 4BR | $375,139 | $1,840 | 3.5% | +7.7% | $93,785 |
| 5BR | $467,264 | — | — | +8.1% | $93,453 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 45013 Compare?
| Metric | 45013 | Hamilton | Cincinnati, OH-KY-IN | Ohio |
|---|---|---|---|---|
| Home Value | $273,079 | $276,325 | N/A | $237,530 |
| 5-Year CAGR | 6.8% | 6.9% | N/A | 7.4% |
| Avg Rent | $1,377 | $1,574 | N/A | - |
| Cap Rate | 3.9% | 4.7% | - | - |
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 45013 (Hamilton, OH). Anonymous, moderated, never written by AI.
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Property managers serving Butler County
Manage rentals here? List your business →Professional Rental Management has been doing business in Hays for over 30 years, managing 1, 2, and 3 bedroom apartments with full-time maintenance staff. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $273,079 |
| Monthly Rent | $1,377 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 3.9% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (3.9%). 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 45013
Population: 53,533
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 45013
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
Investor Insight: With 657 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which real estate strategy fits Hamilton, OH?
The best-fit strategy in Hamilton, OH is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Hamilton, OH a friendly market for rental owners?
Hamilton, OH falls under OH landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How strong is the working-renter base in Hamilton, OH?
The renter base in Hamilton, OH is reasonable for the $1,377/mo price point. Screening well and pricing to market typically yields predictable tenants.
Does house hacking make sense in Hamilton, OH?
House hacking works a challenging in Hamilton, OH. Rents of $1,377/mo against $273K acquisition make the strategy solid for owner-occupants.
What kind of market is Hamilton, OH for investors?
Investors tracking Hamilton, OH will find a 3.0/5 rating supported by $273K median home values and $1,377/mo rents. That profile suits long-term holders targeting consistent returns.
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