Kettering
Suburb, stable, owner-occupant-grade tenants.
Dayton, OH
Is Dayton a good place to buy rental property in 2026?
Short answer: yes — for cash-flow investors. Dayton's median cap rate runs about 8.5% (Ohio state median), above the ~6.5% national median, with typical rent at $1,273–$1,651/mo and Ohio property tax near 1.59%.
Dayton is a deep-value cash-flow market anchored by Wright-Patterson AFB — low prices and healthy rents for yield-focused buyers.
Dayton market snapshot
Cash-flow marketHigher typical cap rates — built for monthly cash flow more than price growth.
Typical cap rate
8.5%
Ohio state median
Typical rent
$1,273–$1,651/mo
HUD FMR · 2–3BR · 2026
Typical price
$130,000–$210,000
est., all-in
Property tax
1.59%
Ohio effective
Rent is HUD Fair Market Rent where available, otherwise a market estimate; price is a market estimate. Cap-rate and tax are the defaults TrueCap applies — enter a specific address for exact, auto-filled numbers.
Sources & methodology. These are screening defaults and market estimates — not an appraisal, and not financial, tax, or legal advice. Verify rents, taxes, insurance, and local landlord/tenant law against the county assessor and your state's landlord-tenant statute before relying on them.
Data: HUD Fair Market Rent · FRED 30-yr mortgage rate · Tax Foundation (property tax) · Updated July 2026
Metro-level estimates — precision is lower at the neighborhood and parcel level; pull a specific address for exact, auto-filled figures. Reviewed by the TrueCap team. See our full methodology.
What rents actually look like in Dayton
One number never tells the story — HUD publishes ZIP-level Small Area Fair Market Rents for the Dayton-Kettering-Beavercreek, OH metro area, the metro-wide FMR region that includes Dayton, and the spread across its ZIP codes is where deals are won or lost. Same purchase price, different ZIP, very different rent.
| ZIP code | 2BR rent | 3BR rent |
|---|---|---|
| 45066 | $1,970/mo | $2,590/mo |
| 45431 | $1,600/mo | $2,080/mo |
| 45371 | $1,410/mo | $1,830/mo |
| 45324 | $1,330/mo | $1,720/mo |
| 45439 | $1,260/mo | $1,630/mo |
| 45441 | $1,250/mo | $1,620/mo |
| 45356 | $1,220/mo | $1,580/mo |
| 45415 | $1,190/mo | $1,540/mo |
| 45378 | $1,150/mo | $1,530/mo |
| 45307 | $1,070/mo | $1,390/mo |
| 45381 | $1,010/mo | $1,340/mo |
| 45368 | $970/mo | $1,190/mo |
Showing 12 of 88 ZIP codes in the Dayton-Kettering-Beavercreek, OH metro area — the HUD FMR region that includes Dayton — sampled highest to lowest across the rent range. Source: HUD FY2026 Small Area Fair Market Rents. TrueCap auto-fills the exact ZIP-level figure when you enter a Dayton address.
Why Dayton works for rental investors
Strong cash-on-cash with a stable federal-employment anchor. Appreciation is modest and stock is older, so reserve honestly for capex.
See the full Ohio investing guide — taxes, landlord law & top metros →
Neighborhoods to look at in Dayton
Huber Heights
Family renters near the base, low vacancy.
Riverside
Affordable, strong cash flow, value-add.
Neighborhood notes are starting points, not recommendations — always underwrite the specific property.
Run a Dayton deal in 60 seconds
Paste a Dayton address into TrueCap and get cap rate, cash-on-cash, DSCR, cash flow, and a 10-year projection — auto-filled with Ohio tax and HUD rent so you start from the right assumptions.
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