Is Athens County, OH good for real estate investing?

Athens County has an investment score of 70/100, rated as "Buy". The county ranks #146 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Athens?

The rent-to-price ratio in Athens County is 6.24% annually, which ranks in the 55th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Athens?

The median home price in Athens County is $191,326. This ranks #346 in affordability among all US counties.

Can you cash flow on rental properties in Athens?

Based on median values with 20% down at current rates, a typical rental in Athens County would generate negative cash flow of $357/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Athens County

OhioPopulation: 61,276

/100

Hold

#146 of 1,000 counties

#27 in Ohio (88 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 20, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$191,326

Median Home Price

17% below national median

$994/mo

Median Rent

31% below national median

6.24%

Rent-to-Price Ratio

Top 45% nationally

-$357

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $994/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$143,494	-$106/mo	5.4%	-3.9%
Median typical MLS deal	$191,326	-$357/mo	4.0%	-9.7%
125% of median newer / premium	$239,157	-$607/mo	3.2%	-13.2%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$191,326

Down Payment (20%)$38,265

Loan Amount$153,061

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$994

Monthly P&I-$1,003

Est. Expenses (35%)-$348

Net Cash Flow-$357/mo

4.0%

Cap Rate (all cash)

-9.7%

Cash-on-Cash Return

6.24%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.0% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

70/100

Cash Flow(30%)

62/100

Based on 6.24% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

85/100

Based on 4.7% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

89/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$357/mo)
-Negative leverage (cap rate 4.0% < mortgage rate 6.9%)

Economic Indicators

Population

61,276

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
CurrentAthensOH	70	$191,326	$994	6.24%	Buy
ErieOH	70	$228,638	$1,405	7.38%	Buy	View
SummitOH	70	$217,839	$1,234	6.80%	Buy	View
StarkOH	70	$208,291	$1,113	6.41%	Buy	View
LakeOH	70	$238,678	$1,360	6.84%	Buy	View
RichlandOH	69	$187,141	$935	6.00%	Buy	View

The Bottom Line

HoldAthens scores well overall, but a typical leveraged buy-and-hold loses $357/mo at current rates. Consider house hacking, value-add, or all-cash; otherwise a worse score with positive cash flow may be the better deal.

Athens County in Ohio scores 70/100, ranking #146 of 1,000 US counties (top 19%). At 20% down and current rates, a median-priced rental loses about $357/month; the 6.24% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-357/mo

Cap Rate

4.0%

Cash-on-Cash

-9.7%

Related markets

Markets like Athens with stronger cash flow

Cheaper alternatives to Athens

Richland County, lower entry price

Head-to-head comparisons

All counties in Ohio →

Rent vs buy in Ohio cities

Rent vs buy in Columbus, OHMedian $288,459 · rent $1,478/mo Rent vs buy in Cleveland, OHMedian $211,436 · rent $1,379/mo Rent vs buy in Cincinnati, OHMedian $262,214 · rent $1,516/mo Rent vs buy in Toledo, OHMedian $169,370 · rent $1,105/mo Rent vs buy in Dayton, OHMedian $195,315 · rent $1,244/mo All Ohio citiesFull rent-vs-buy directory for the state

Ready to Analyze a Deal in Athens?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Scenario comparison

Same $994/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$143,494	-$106/mo	5.4%	-3.9%
Median typical MLS deal	$191,326	-$357/mo	4.0%	-9.7%
125% of median newer / premium	$239,157	-$607/mo	3.2%	-13.2%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$191,326

Down Payment (20%)$38,265

Loan Amount$153,061

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$994

Monthly P&I-$1,003

Est. Expenses (35%)-$348

Net Cash Flow-$357/mo

4.0%

Cap Rate (all cash)

-9.7%

Cash-on-Cash Return

6.24%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.0% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

70/100

Cash Flow(30%)

62/100

Based on 6.24% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

85/100

Based on 4.7% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

89/100

Based on price relative to estimated local incomes.

Who this market fits

Best for

+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

County

Verdict

CurrentAthensOH

$191,326

$994

6.24%

Buy

ErieOH

$228,638

$1,405

7.38%

Buy

View

SummitOH

$217,839

$1,234

6.80%

Buy

View

StarkOH

$208,291

$1,113

6.41%

Buy

View

LakeOH

$238,678

$1,360

6.84%

Buy

View

RichlandOH

$187,141

$935

6.00%

Buy

View

The Bottom Line

Monthly Cash Flow

$-357/mo

Cap Rate

4.0%

Cash-on-Cash

-9.7%