Rental yield in 56 Ohio ZIP codes, October 2026: 3-bedroom homes before and after costs
In 37 of the 56 Ohio ZIP codes CapScout covers, 3-bedroom homes listed for sale between October 9 and 12, 2026 had a median gross yield of 9.2% against 3-bedroom asking rents in the same ZIP code. An all-listings ratio, every asking rent over every asking price, puts the same ZIP codes at 7.6%. After a printed set of operating costs, the median ZIP code's 3-bedroom has a modelled net yield of 3.6% to 4.5%. Across the 37, modelled net yields run from 1.7%–2.5% in Dayton's 45409 to 7.8%–9.0% in Cleveland's 44110.
- 9.2%Median 3-bedroom gross yield
- 7.6%Same ZIP codes, all listings
- 3.6%–4.5%Median modelled net yield
- 37 of 56ZIP codes ranked
Key findings
- An all-listings yield runs below the bedroom-matched yield. In 35 of the 37 ZIP codes, the bedroom-matched yield is higher than the all-listings figure; the median gap across all 37 is 1.8 percentage points. The widest gap is Cleveland's 44110: 16.6% bedroom-matched against 10.4% all-listings. The two exceptions are Cincinnati's 45231 and 45251, where the bedroom-matched yield is lower, by at most 0.4 points.
- The gap comes from what is listed on each side. In the median ranked ZIP code, 3-bedrooms are 33% of rental listings but 52% of homes for sale. A 3-bedroom rental asks a median 20% more than the ZIP's median rental; a 3-bedroom for sale asks about the ZIP's median price.
- Modelled net yields are highest in the Cleveland-area ZIP codes. The median ranked ZIP code models out at 4.5% to 5.4% around Cleveland (15 ZIP codes), 3.4% to 4.3% around Columbus (11 ZIP codes), 3.2% to 4.0% around Cincinnati (6 ZIP codes) and 3.2% to 4.1% around Dayton (5 ZIP codes). At the median, operating costs take 52% to 62% of gross rent.
- Gross yield rises as price falls. The four ZIP codes with the lowest median 3-bedroom asks (44104, 44105, 44108 and 44110) are the four highest on the bedroom-matched measure.
- Asking rents fell in the Columbus ZIP codes covered and rose in Dayton's. From November 2025 to early October 2026, the median ZIP code's asking rent moved 0.0% around Cleveland (17 ZIP codes), −4.0% around Columbus (11 ZIP codes), +0.2% around Cincinnati (14 ZIP codes) and +7.5% around Dayton (11 ZIP codes).
Which Ohio ZIP codes have the highest rental yields?
Ranked by bedroom-matched gross yield, among ZIP codes with at least 20 three-bedroom homes for sale and 10 for rent. The other 19 are in the full table with their counts.
| ZIP | Area | 3-bed median ask | 3-bed median rent | Bedroom-matched yield | All-listings yield | Modelled net (3-bed) |
|---|---|---|---|---|---|---|
| 44110 | Cleveland | $86,500 | $1,200 | 16.6% | 10.4% | 7.8%–9.0% |
| 44108 | Cleveland | $90,000 | $1,200 | 16.0% | 11.9% | 7.4%–8.6% |
| 44105 | Cleveland | $98,000 | $1,300 | 15.9% | 12.3% | 7.5%–8.6% |
| 44104 | Cleveland | $99,900 | $1,200 | 14.4% | 10.9% | 6.5%–7.6% |
| 44128 | Cleveland | $130,000 | $1,400 | 12.9% | 12.5% | 5.8%–6.8% |
| 44120 | Cleveland | $125,000 | $1,300 | 12.5% | 9.4% | 5.4%–6.4% |
| 45439 | Dayton | $184,900 | $1,795 | 11.6% | 8.5% | 5.2%–6.1% |
| 44121 | Cleveland | $190,000 | $1,750 | 11.1% | 10.2% | 4.8%–5.7% |
| 44095 | Cleveland | $199,900 | $1,775 | 10.7% | 9.8% | 4.5%–5.4% |
| 44135 | Cleveland | $170,000 | $1,500 | 10.6% | 9.8% | 4.3%–5.3% |
Highest in the other areas: Columbus 43211 at 9.7% (3-bedroom median ask $161,500) and Cincinnati 45251 at 9.2% (3-bedroom median ask $254,900).
The for-sale side includes homes listed as-is, while a home listed for rent is generally ready to occupy, so a bedroom-matched yield can overstate what a rental-ready purchase earns.
Why the two yields differ
An all-listings yield divides the median asking rent of everything for rent by the median asking price of everything for sale. In these ZIP codes the two sides hold different homes. Rental listings lean toward smaller units: in the median ranked ZIP code, 56% of rentals have two bedrooms or fewer, against 15% of homes for sale. So the median rental is a smaller home than the median home for sale, and the all-listings ratio sets a small home's rent against a larger home's price. Matching bedrooms removes most of that, though not all: 3-bedrooms for sale are a median 12% larger than 3-bedrooms for rent.
The all-listings median price also includes land (388 of 8,897 listings), which pulls it down, and multi-family buildings priced whole (1,068), which pull it up.
What does a 3-bedroom earn after costs?
The modelled net yields take out:
- vacancy: 6% of gross rent
- property management: 10% of collected rent
- repairs and capital reserve: 12% of gross rent
- landlord insurance: $1,200 to $1,600 a year, a CapScout assumption set above typical Ohio landlord-policy quotes to allow for older housing
- property tax: 1.7% to 2.4% of the asking price a year, one band for every ZIP code
The low end of each range uses the higher costs. Median by area, among ZIP codes that qualify for the ranking: Cleveland (15) 4.5% to 5.4%, Columbus (11) 3.4% to 4.3%, Cincinnati (6) 3.2% to 4.0% and Dayton (5) 3.2% to 4.1%.
The share of gross rent the model takes runs from 49% in 44105, 49% in 44110 and 50% in 44108 at the low end to 67% in 45409 and 66% in 43206 at the high end. That spread comes from the method rather than from what owning in each ZIP code costs: vacancy, management and repairs are the same share of rent everywhere, insurance is a fixed dollar amount and tax a share of price, so what is left depends on each ZIP code's price and rent. Costs it leaves out everywhere include turnover gaps longer than the vacancy allowance, nonpayment, capital repairs beyond the reserve, and inside the city of Cleveland, the lead-safe certificate required for rental units built before 1978, renewed every two years. Because these costs are left out, actual net yields would tend to run below the modelled ranges.
Property tax assumptions
Ohio assesses homes at 35% of market value. Published effective tax rates for owner-occupied homes run from about 1.5% in Franklin (Columbus) and Hamilton (Cincinnati) counties to about 1.7% in Montgomery (Dayton) and 2.0% in Cuyahoga (Cleveland). Under HB 186, Ohio is phasing its 10% rollback out of non-owner-occupied homes over tax years 2026 to 2029, and a landlord doesn't receive the owner-occupancy rollback. This report grosses the published rates up for the lost credits, to 1.7% to 2.3%, and raises the top to 2.4% to allow for bills inside the city of Cleveland, which run above the county average. Because one band applies to every ZIP code, the top of it overstates tax in the Columbus and Cincinnati ZIP codes.
Cuyahoga's 2024 reappraisal raised residential values about 32% on average. Franklin and Hamilton reappraised and Montgomery updated values in 2023, and Franklin and Montgomery revalue again for tax year 2026. A bill from before a revaluation can understate what a buyer will pay.
On a house at about $200,000, the median 3-bedroom ask among ranked ZIP codes, the two ends of the tax band differ by about $1,400 a year, 0.7 points of yield.
How long are homes for sale listed?
| Area (ZIP codes) | Homes for sale, median days listed |
|---|---|
| Cleveland (17) | 44 |
| Columbus (11) | 38 |
| Cincinnati (16) | 25 |
| Dayton (12) | 34 |
Days listed counts, for each listing active during the month, the days from listing to removal, or to the data date if it is still up; the figure is the median across those listings, rounded to whole days. It measures how long homes sit on the market, not the sale-to-list gap. Rental listing times are not published here.
What changed, November 2025 to early October 2026
| Area | Asking rent | Asking price | Homes listed for sale |
|---|---|---|---|
| Cleveland | 0.0% | +4.2% | +4.4% |
| Columbus | −4.0% | −2.3% | −3.4% |
| Cincinnati | +0.2% | 0.0% | +24.6% |
| Dayton | +7.5% | −0.5% | +10.9% |
Each figure compares the first and last month of a ZIP code's monthly series, an 11-month span. The last month counts only listings active up to the data date, which understates the last column. A change in which homes happen to be listed can move a median as much as a change in what they are worth. Rent changes use ZIP codes with at least 10 rental listings.
All 56 ZIP codes
Show the full table
| ZIP | Area | For sale | For rent | Median ask | Median rent | All-listings yield | 3-bed ask | 3-bed rent | 3-bed yield | 3-bed for sale / for rent | Modelled netranked ZIP codes | Days listed, sale | Rent change | Price change |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 44110 | Cleveland | 167 | 220 | $114,900 | $1,000 | 10.4% | $86,500 | $1,200 | 16.6% | 58 / 74 | 7.8%–9.0% | 53 | +2.6% | +4.5% |
| 44108 | Cleveland | 222 | 183 | $110,000 | $1,095 | 11.9% | $90,000 | $1,200 | 16.0% | 57 / 50 | 7.4%–8.6% | 67 | −0.5% | +3.9% |
| 44105 | Cleveland | 309 | 291 | $107,000 | $1,100 | 12.3% | $98,000 | $1,300 | 15.9% | 134 / 98 | 7.5%–8.6% | 48 | 0.0% | +12.6% |
| 44104 | Cleveland | 113 | 99 | $110,000 | $1,000 | 10.9% | $99,900 | $1,200 | 14.4% | 29 / 17 | 6.5%–7.6% | 47 | 0.0% | +22.4% |
| 44103 | Cleveland | 91 | 99 | $115,000 | $1,050 | 11.0% | $99,900 | $1,100 | 13.2% | 16 / 26 | — | 64 | −6.5% | −8.0% |
| 44128 | Cleveland | 162 | 111 | $124,900 | $1,300 | 12.5% | $130,000 | $1,400 | 12.9% | 93 / 52 | 5.8%–6.8% | 44 | +8.3% | +4.2% |
| 44120 | Cleveland | 294 | 406 | $139,900 | $1,100 | 9.4% | $125,000 | $1,300 | 12.5% | 81 / 93 | 5.4%–6.4% | 58 | 0.0% | +7.6% |
| 45439 | Dayton | 54 | 39 | $180,000 | $1,275 | 8.5% | $184,900 | $1,795 | 11.6% | 30 / 17 | 5.2%–6.1% | 29 | +16.4% | −9.0% |
| 44121 | Cleveland | 206 | 118 | $199,900 | $1,695 | 10.2% | $190,000 | $1,750 | 11.1% | 120 / 58 | 4.8%–5.7% | 36 | +5.9% | +2.6% |
| 44095 | Cleveland | 171 | 30 | $199,900 | $1,625 | 9.8% | $199,900 | $1,775 | 10.7% | 100 / 14 | 4.5%–5.4% | 24 | +5.2% | −4.8% |
| 44135 | Cleveland | 127 | 48 | $159,000 | $1,300 | 9.8% | $170,000 | $1,500 | 10.6% | 71 / 15 | 4.3%–5.3% | 21 | 0.0% | −3.0% |
| 44109 | Cleveland | 266 | 220 | $170,000 | $1,075 | 7.6% | $154,900 | $1,350 | 10.5% | 95 / 59 | 4.2%–5.1% | 39 | −1.8% | −2.8% |
| 44055 | Cleveland | 88 | 40 | $137,500 | $1,050 | 9.2% | $142,900 | $1,245 | 10.5% | 45 / 18 | 4.1%–5.1% | 48 | −4.1% | +5.9% |
| 44102 | Cleveland | 364 | 360 | $169,900 | $1,095 | 7.7% | $159,000 | $1,300 | 9.8% | 135 / 90 | 3.7%–4.7% | 44 | −4.8% | 0.0% |
| 45424 | Dayton | 293 | 77 | $250,000 | $1,575 | 7.6% | $219,990 | $1,795 | 9.8% | 164 / 30 | 4.0%–4.9% | 31 | +5.4% | +11.1% |
| 44111 | Cleveland | 218 | 140 | $180,000 | $1,140 | 7.6% | $184,000 | $1,500 | 9.8% | 101 / 21 | 3.8%–4.8% | 26 | +8.6% | +0.1% |
| 43211 | Columbus | 248 | 155 | $159,900 | $1,200 | 9.0% | $161,500 | $1,300 | 9.7% | 109 / 63 | 3.6%–4.6% | 60 | −4.0% | +3.2% |
| 43219 | Columbus | 150 | 59 | $205,000 | $1,300 | 7.6% | $209,900 | $1,650 | 9.4% | 69 / 19 | 3.7%–4.6% | 47 | −13.0% | −4.7% |
| 43223 | Columbus | 184 | 98 | $165,000 | $1,045 | 7.6% | $195,000 | $1,510 | 9.3% | 81 / 24 | 3.5%–4.4% | 58 | −12.8% | −13.1% |
| 43228 | Columbus | 225 | 103 | $289,900 | $1,400 | 5.8% | $295,000 | $2,265 | 9.2% | 110 / 33 | 3.7%–4.6% | 22 | +7.7% | +16.0% |
| 45251 | Cincinnati | 155 | 20 | $220,000 | $1,700 | 9.3% | $254,900 | $1,950 | 9.2% | 105 / 15 | 3.6%–4.5% | 26 | +11.5% | −8.3% |
| 43227 | Columbus | 119 | 73 | $219,000 | $1,350 | 7.4% | $199,900 | $1,500 | 9.0% | 78 / 35 | 3.3%–4.2% | 35 | +8.0% | +0.7% |
| 43207 | Columbus | 281 | 153 | $224,900 | $1,400 | 7.5% | $219,900 | $1,650 | 9.0% | 169 / 58 | 3.4%–4.3% | 36 | −8.8% | −4.5% |
| 43232 | Columbus | 199 | 83 | $239,000 | $1,400 | 7.0% | $235,000 | $1,750 | 8.9% | 117 / 32 | 3.4%–4.3% | 38 | −9.7% | +1.7% |
| 45231 | Cincinnati | 256 | 63 | $219,900 | $1,700 | 9.3% | $214,900 | $1,595 | 8.9% | 160 / 22 | 3.3%–4.2% | 23 | +13.3% | −2.2% |
| 45449 | Dayton | 116 | 29 | $199,900 | $1,250 | 7.5% | $215,000 | $1,595 | 8.9% | 60 / 6 | — | 31 | +16.3% | −13.0% |
| 44146 | Cleveland | 144 | 65 | $199,999 | $1,175 | 7.1% | $199,900 | $1,475 | 8.9% | 73 / 15 | 3.2%–4.1% | 30 | +7.3% | +25.1% |
| 45322 | Dayton | 114 | 36 | $234,900 | $1,450 | 7.4% | $234,900 | $1,700 | 8.7% | 84 / 20 | 3.2%–4.1% | 30 | −11.9% | 0.0% |
| 45240 | Cincinnati | 115 | 32 | $289,900 | $1,500 | 6.2% | $249,900 | $1,805 | 8.7% | 59 / 12 | 3.3%–4.1% | 20 | −13.0% | +9.4% |
| 43224 | Columbus | 153 | 109 | $199,999 | $1,100 | 6.6% | $222,000 | $1,595 | 8.6% | 74 / 28 | 3.1%–4.0% | 37 | −8.3% | −7.0% |
| 45239 | Cincinnati | 170 | 79 | $225,000 | $1,125 | 6.0% | $225,000 | $1,595 | 8.5% | 71 / 12 | 3.1%–3.9% | 23 | +2.3% | 0.0% |
| 44092 | Cleveland | 81 | 29 | $234,900 | $1,330 | 6.8% | $230,000 | $1,625 | 8.5% | 53 / 8 | — | 32 | −4.7% | +9.3% |
| 45419 | Dayton | 117 | 49 | $325,000 | $1,062 | 3.9% | $269,900 | $1,900 | 8.4% | 51 / 16 | 3.1%–4.0% | 44 | +1.1% | +20.4% |
| 45005 | Cincinnati | 228 | 38 | $329,000 | $1,200 | 4.4% | $269,900 | $1,895 | 8.4% | 110 / 11 | 3.1%–4.0% | 41 | +9.1% | +13.5% |
| 45223 | Cincinnati | 65 | 74 | $249,900 | $1,098 | 5.3% | $250,000 | $1,700 | 8.2% | 33 / 7 | — | 48 | +0.3% | −15.3% |
| 43213 | Columbus | 118 | 79 | $229,900 | $1,175 | 6.1% | $223,499 | $1,500 | 8.1% | 49 / 26 | 2.7%–3.6% | 36 | −2.1% | −2.1% |
| 44035 | Cleveland | 369 | 87 | $190,000 | $1,000 | 6.3% | $190,000 | $1,272 | 8.0% | 192 / 23 | 2.6%–3.5% | 30 | +5.4% | +11.8% |
| 45230 | Cincinnati | 144 | 43 | $280,000 | $1,050 | 4.5% | $299,000 | $1,995 | 8.0% | 70 / 6 | — | 14 | −30.0% | 0.0% |
| 43204 | Columbus | 291 | 200 | $205,000 | $1,200 | 7.0% | $209,900 | $1,397 | 8.0% | 150 / 68 | 2.6%–3.5% | 46 | +4.3% | −2.3% |
| 45432 | Dayton | 67 | 14 | $229,900 | $1,350 | 7.0% | $219,000 | $1,448 | 7.9% | 43 / 8 | — | 23 | +22.7% | +15.0% |
| 45440 | Dayton | 123 | 25 | $335,000 | $1,255 | 4.5% | $315,000 | $2,000 | 7.6% | 65 / 7 | — | 36 | −25.1% | −0.9% |
| 45356 | Dayton | 151 | 44 | $177,900 | $1,070 | 7.2% | $189,900 | $1,200 | 7.6% | 76 / 8 | — | 42 | +7.5% | −3.8% |
| 45226 | Cincinnati | 100 | 28 | $374,900 | $1,495 | 4.8% | $564,900 | $3,500 | 7.4% | 40 / 5 | — | 51 | −5.6% | −24.9% |
| 45227 | Cincinnati | 164 | 67 | $339,900 | $1,550 | 5.5% | $360,000 | $2,090 | 7.0% | 83 / 13 | 2.2%–3.0% | 28 | −8.6% | −5.6% |
| 45213 | Cincinnati | 67 | 52 | $309,900 | $1,100 | 4.3% | $350,000 | $1,950 | 6.7% | 28 / 7 | — | 30 | +0.5% | −4.6% |
| 43206 | Columbus | 281 | 167 | $309,900 | $1,495 | 5.8% | $290,000 | $1,600 | 6.6% | 121 / 66 | 1.9%–2.7% | 57 | +3.1% | −3.1% |
| 45409 | Dayton | 55 | 38 | $280,000 | $1,200 | 5.1% | $280,000 | $1,500 | 6.4% | 22 / 10 | 1.7%–2.5% | 31 | +9.9% | +24.4% |
| 45208 | Cincinnati | 94 | 79 | $499,900 | $1,496 | 3.6% | $574,900 | $2,950 | 6.2% | 35 / 8 | — | 15 | +0.1% | +4.2% |
| 45122 | Cincinnati | 120 | 4 | $354,990 | — | — | $330,000 | — | — | 56 / 1 | — | 18 | — | +6.3% |
| 45218 | Cincinnati | 16 | 8 | $246,000 | $1,350 | 6.6% | $249,900 | — | — | 7 / 0 | — | 30 | — | +13.1% |
| 45220 | Cincinnati | 48 | 137 | $335,000 | $1,095 | 3.9% | $299,000 | — | — | 11 / 4 | — | 58 | 0.0% | +3.1% |
| 45246 | Cincinnati | 67 | 12 | $259,900 | $1,506 | 7.0% | $239,900 | — | — | 31 / 1 | — | 14 | −17.5% | +8.3% |
| 45248 | Cincinnati | 172 | 15 | $260,000 | $1,500 | 6.9% | $299,000 | — | — | 70 / 3 | — | 14 | +20.0% | −1.9% |
| 45315 | Dayton | 52 | 4 | $305,000 | — | — | $279,900 | — | — | 20 / 1 | — | 39 | — | −1.6% |
| 45327 | Dayton | 47 | 12 | $289,900 | $1,270 | 5.3% | $268,500 | — | — | 24 / 4 | — | 41 | +41.9% | −3.0% |
| 45415 | Dayton | 86 | 17 | $235,000 | $895 | 4.6% | $199,900 | — | — | 45 / 2 | — | 42 | +5.3% | +1.1% |
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Limitations
- Coverage. 56 ZIP codes where CapScout users search, not whole metros, grouped into areas by postal prefix (45005, Franklin, in Warren County, falls in the Cincinnati group). They were chosen by where investors search and are not a random or complete sample. By area: 17 around Cleveland (Cuyahoga, Lake and Lorain counties), 11 around Columbus (Franklin County), 16 around Cincinnati (Hamilton, Clermont and Warren counties) and 12 around Dayton (Montgomery, Greene and Miami counties). Area figures describe these ZIP codes only.
- Small samples withheld. A median over fewer than 5 listings is not shown; those cells read "—" in the table and are blank in the downloads.
- Asking, not closing. Asking prices of homes listed for sale and asking rents of homes listed for rent. No closed sales, no signed leases.
- Aggregates only. Every figure is a ZIP-level median. No listing, address or individual price appears here.
- Not investment advice.
Methodology
Data: 8,897 homes listed for sale (including 1,068 multi-family and 388 land listings) and 4,960 listed for rent across 56 ZIP codes, as published by listing feeds and dated October 9–12, 2026. Each ZIP code's figures are medians of the listings in it; area figures are unweighted medians of ZIP figures.
Bedroom-matched yield: the median asking rent of 3-bedroom rental listings × 12, divided by the median asking price of 3-bedroom homes for sale in the same ZIP code. Both sides include every property type. Ranked where there were at least 20 three-bedroom homes for sale and 10 for rent: 37 of the 56 ZIP codes, covering 3,450 three-bedroom homes for sale and 1,327 for rent.
All-listings yield: the median asking rent of every rental listing × 12, divided by the median asking price of every home for sale. Gross yields deduct nothing.
Modelled net yield: the cost assumptions above, applied to each ZIP code's 3-bedroom median rent and price.
Changes: first versus last month of each ZIP code's monthly median series (November 2025 to October 2026).
Cite as: CapScout Listing Yield Snapshot, Ohio, October 2026 edition. capscout.ai/markets/ohio
Licence: the figures, tables, chart and downloads on this page are published under CC BY 4.0. Reuse them with attribution to the CapScout Listing Yield Snapshot and a link to this page.
Press: the CapScout research team, [email protected]
Frequently asked questions
What is the average rental yield in these Ohio ZIP codes?
Across the 37 Ohio ZIP codes with enough 3-bedroom listings, the median ZIP code's 3-bedroom listings, dated October 9–12, 2026, carried a 9.2% gross yield against 3-bedroom asking rents in the same ZIP code, and an all-listings ratio puts the same ZIP codes at 7.6%. Gross yield deducts nothing; the modelled net yield at the median is 3.6% to 4.5%.
Is gross yield the same as cap rate?
No. Gross yield is annual rent divided by price with nothing taken out. A cap rate divides net operating income (rent after vacancy, management, repairs, insurance and property tax) by value. On this report's cost assumptions, the median ranked ZIP code goes from 9.2% gross to 3.6% to 4.5% net.
Do any of these Ohio ZIP codes meet the 1% rule?
On 3-bedroom asking figures, 6 of the 37 ranked ZIP codes reach monthly rent of 1% of price (44110, 44108, 44105, 44104, 44128 and 44120); the median is 0.77% a month. The 1% rule is a gross screen and deducts nothing.
How current is this data, and where does it come from?
Asking prices of homes listed for sale and asking rents of homes listed for rent, dated October 9–12, 2026: 8,897 for-sale and 4,960 rental listings across 56 ZIP codes. No closed sales and no signed leases.
About CapScout. An AI acquisition platform for investors and the firms that help them buy residential investment property on the open market. This report ranks ZIP codes; the product ranks the listings inside them against the return you set.
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