Is Montgomery County, OH good for real estate investing?

Montgomery County has an investment score of 73/100, rated as "Buy". The county ranks #0 nationally among 0 counties analyzed.

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

The rent-to-price ratio in Montgomery County is 7.53% annually, which ranks in the 50th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Montgomery?

The median home price in Montgomery County is $207,254. This ranks #0 in affordability among all US counties.

Can you cash flow on rental properties in Montgomery?

Based on median values with 20% down at current rates, a typical rental in Montgomery County would generate negative cash flow of $241/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Montgomery County

OhioPopulation: 536,121

/100

Hold

#0 of 0 counties

#21 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

$207,254

Median Home Price

0% below national median

$1,300/mo

Median Rent

0% below national median

7.53%

Rent-to-Price Ratio

Top 50% nationally

-$241

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,300/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	$155,440	+$30/mo	6.5%	+1.0%
Median typical MLS deal	$207,254	-$241/mo	4.9%	-6.1%
125% of median newer / premium	$259,067	-$513/mo	3.9%	-10.3%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$207,254

Down Payment (20%)$41,451

Loan Amount$165,803

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,300

Monthly P&I-$1,086

Est. Expenses (35%)-$455

Net Cash Flow-$241/mo

4.9%

Cap Rate (all cash)

-6.1%

Cash-on-Cash Return

7.53%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.9% 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

73/100

Cash Flow(30%)

75/100

Based on 7.53% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

82/100

Based on 3.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

86/100

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 (-$241/mo)
-Negative leverage (cap rate 4.9% < mortgage rate 6.9%)

Economic Indicators

Population

536,121

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield
+Value-add operators who can buy below median and force rent up
+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
LucasOH	75	$169,370	$1,105	7.83%	Strong Buy	View
BelmontOH	74	$130,448	$787	7.24%	Buy	View
MahoningOH	74	$166,839	$1,016	7.31%	Buy	View
CurrentMontgomeryOH	73	$207,254	$1,300	7.53%	Buy
CuyahogaOH	73	$211,436	$1,379	7.83%	Buy	View
AshtabulaOH	72	$174,003	$1,024	7.06%	Buy	View

The Bottom Line

HoldMontgomery scores well overall, but a typical leveraged buy-and-hold loses $241/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.

Montgomery County in Ohio scores 73/100, ranking #0 of 0 US counties (top 50%). At 20% down and current rates, a median-priced rental loses about $241/month; the 7.53% 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

$-241/mo

Cap Rate

4.9%

Cash-on-Cash

-6.1%

Related markets

Markets like Montgomery with stronger cash flow

Cheaper alternatives to Montgomery

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 Montgomery?

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Scenario comparison

Same $1,300/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	$155,440	+$30/mo	6.5%	+1.0%
Median typical MLS deal	$207,254	-$241/mo	4.9%	-6.1%
125% of median newer / premium	$259,067	-$513/mo	3.9%	-10.3%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$207,254

Down Payment (20%)$41,451

Loan Amount$165,803

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,300

Monthly P&I-$1,086

Est. Expenses (35%)-$455

Net Cash Flow-$241/mo

4.9%

Cap Rate (all cash)

-6.1%

Cash-on-Cash Return

7.53%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.9% 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

73/100

Cash Flow(30%)

75/100

Based on 7.53% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

82/100

Based on 3.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

86/100

Based on price relative to estimated local incomes.

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield
+Value-add operators who can buy below median and force rent up
+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

LucasOH

$169,370

$1,105

7.83%

Strong Buy

View

BelmontOH

$130,448

$787

7.24%

Buy

View

MahoningOH

$166,839

$1,016

7.31%

Buy

View

CurrentMontgomeryOH

$207,254

$1,300

7.53%

Buy

CuyahogaOH

$211,436

$1,379

7.83%

Buy

View

AshtabulaOH

$174,003

$1,024

7.06%

Buy

View

The Bottom Line

Monthly Cash Flow

$-241/mo

Cap Rate

4.9%

Cash-on-Cash

-6.1%