Choose Your Ohio Calculator
Select a tool pre-loaded with Ohio-specific tax rates, insurance averages, and market data.
Ohio-Specific
Ohio Rental Property Calculator
FeaturedCash flow, CoC return, cap rate, and NOI — pre-loaded with 1.36% property tax, $2,100 insurance, and metro vacancy defaults.
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Ohio Closing Costs Calculator
No Transfer TaxBuyer and seller closing costs with Ohio-specific line items: state-set title insurance, no transfer tax, survey fee, and escrow reserves.
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Ohio-Specific Calculators
Ohio Underwriting Factors
Key state-level inputs that affect every Ohio investment property analysis.
Property Tax Rate
1.36% avg
Effective statewide average. Actual rates vary 1.2%–2.8% by county. No cap on assessment increases for investment property. No homestead exemption for non-owner-occupied properties.
Homeowner's Insurance
$2,100/yr avg
Among the highest in the US due to hail, wind, and flood risk. Range: $1,400–$2,800/yr. Coastal properties may need separate windstorm (standard windstorm) coverage. Budget flood insurance at $700–$2,500/yr in FEMA zones.
State Income Tax
None (0%)
Ohio has 2.75% state income tax. Rental income and capital gains are taxed at federal rates only. This improves after-tax cash flow versus states like California or New York.
Vacancy Rate
6.5% avg
Statewide average. Columbus runs 4–5%; Cincinnati 5–6%; Cleveland 8–10%; Dayton 7%. Varies significantly by neighborhood and property class. Use metro-specific data when available.
Property Management
8–10%
Long-term rental management typically 8–10% of collected rent. STR management runs 20–25% of gross revenue. Lease-up fee typically 50–100% of one month's rent.
Closing Costs & Exemptions
2–4% buyer
Buyer pays 2–4% of purchase price; seller pays 6–8% (commission + owner's title policy). No transfer tax in Ohio. Homestead exemption (up to $100K) is for owner-occupied primary residences only — not available for investment property.
Ohio Market Snapshot
Statewide aggregate data — not a guarantee of performance in any individual market.
Median Sale Price
$235K
+4.8% YoY
Median Rent
$1,250
+4.5% YoY
Days on Market
22
median
Inventory
2.1mo
supply
Population Growth
+0.34%
annual
Data Period
Full-year 2025 / Q2 2026
last reviewed
Source: Ohio REALTORS, RentCafe, Zillow Research, FRED. Data period: Full-year 2025 / Q2 2026. Last reviewed: 2026-08. Figures represent statewide aggregates and may differ materially from local conditions.
Major Ohio Markets
Metro-level data for underwriting. Each market has distinct tax rates, insurance costs, and vacancy profiles.
Columbus
Franklin, Delaware counties
Median Price
$310K
+5.8% YoY
Median Rent
$1,550
+4.2% YoY
Prop. Tax
1.62%
effective
Fastest-growing Ohio metro. Intel chip fabrication plant driving housing demand. Ohio State University provides stable rental demand. Tight inventory.
Cleveland–Elyria
Cuyahoga, Lorain counties
Median Price
$145K
+4.2% YoY
Median Rent
$1,350
+5.1% YoY
Prop. Tax
1.89%
effective
Highest cap rates in Ohio. Strong cash flow market. Population stabilizing after decades of decline. Healthcare and manufacturing base. High property taxes in Cuyahoga County. City of Cleveland has additional 1.18% transfer tax.
Cincinnati
Hamilton, Butler, Warren counties
Median Price
$285K
+3.5% YoY
Median Rent
$1,400
+3.8% YoY
Prop. Tax
1.77%
effective
Diversified economy: P&G, Kroger, healthcare. Northern Kentucky suburbs included in metro. Good rent-to-price ratio in suburban areas.
Dayton–Kettering
Montgomery, Greene counties
Median Price
$230K
+6.1% YoY
Median Rent
$1,200
+5.5% YoY
Prop. Tax
1.85%
effective
Most affordable Ohio metro. Wright-Patterson AFB provides stable employment. Strong cash flow potential. Fast appreciation from low base.
How to Analyze a Ohio Deal: 7 Steps
A repeatable underwriting framework using ArvCalc tools, with Ohio-specific inputs at each step.
Verify the county property tax rate
Look up the combined rate (county + school district + MUD) on the county auditor website. Rates vary from 1.2% in some Hill Country counties to 2.8%+ in high-MUD suburban areas. Enter the exact rate in the Ohio Rental Property Calculator.
Get an insurance quote — don't use national averages
Ohio insurance varies more than any other large state. Get a real quote for the specific zip code and structure. Check whether the property is in a FEMA flood zone along Lake Erie, Ohio River, or tributaries. The Ohio Rental Property Calculator defaults to $2,100/yr but accepts your actual quote.
Estimate gross rent from local comparables
Use Zillow, Rentometer, or local property management companies. Do not rely on statewide medians for individual deal underwriting. Apply the metro vacancy default or use actual historical data for the sub-market. The NOI Calculator can help you model different rent assumptions.
Calculate NOI and cap rate
With gross rent, vacancy, taxes, insurance, and management in hand, run the Ohio Cap Rate Calculator to get the unlevered yield. Compare against comparable sales to assess whether the asking price is supported by income. In Ohio, cap rates on SFR typically run 5–7% depending on metro and condition.
Model financing with DSCR
Most Ohio investment property lenders require a minimum DSCR of 1.20–1.25. Run the Ohio DSCR Calculator to check whether the deal qualifies for DSCR lending and to find the maximum supportable loan amount at your target rate and NOI.
Estimate total acquisition cost including closing costs
Ohio has no transfer tax, but buyer closing costs of 2–4% are still material. Use the Ohio Closing Costs Calculator to itemize lender fees, appraisal, inspection, title (lender's policy), survey, recording, and escrow reserves. Include these in your total equity required for cash-on-cash return calculation.
Run the full cash flow analysis
Combine all inputs in the Ohio Rental Property Calculator to get monthly and annual cash flow, cash-on-cash return, and total ROI projection. Model multiple scenarios — conservative, base, and optimistic — before committing to an offer price.
Free Expert Analysis
Have a Ohio deal you want to discuss?
Our investment analysts can review your underwriting assumptions, flag Ohio-specific risks, and help you stress-test your numbers before you make an offer.
From the Blog
Frequently Asked Questions
Common questions about using these calculators for Ohio investment properties.
Open the Ohio Rental Property Calculator and update the property tax rate field with the combined rate for your specific county — available from the county auditor website. The calculator defaults to the 1.36% statewide average, but actual rates range from 0.9% in rural counties to 2.17% in Cuyahoga County (Cleveland area). Also update the insurance field with a real quote for the zip code and property type.
Sources and Methodology
Primary Sources
- Tax Foundation (taxfoundation.org)
- Ohio Department of Insurance (insurance.ohio.gov)
- Ohio REALTORS (ohiorealtors.org)
- Federal Reserve FRED (fred.stlouisfed.org)
- US Census Bureau ACS/CPS/HVS
- Zillow Research (zillow.com/research)
- RentCafe (rentcafe.com)
- Redfin (redfin.com)
Methodology Notes
- Property tax rates are effective rates (taxes paid ÷ assessed value), averaged across counties. Actual combined rates (county + ISD + MUD) should be verified at the county auditor.
- Insurance averages from NAIC state-level data. Individual premiums vary by construction type, age, roof condition, flood zone, and coverage limits.
- Market price and rent data from Zillow Research (ZHVI and ZORI indexes). Metro figures are for the full MSA boundary.
- Data reviewed 2026-08-10. Update frequency: quarterly.
All figures are estimates for educational purposes. Market conditions change rapidly. Verify all inputs with local professionals before making investment decisions.
Financial Disclaimer
The calculators, data, and content on this page are provided for educational and informational purposes only. They do not constitute financial, tax, legal, lending, valuation, or investment advice. Real estate investment involves substantial risk, including the risk of loss of principal. Market data is estimated from third-party sources and may not reflect current or future conditions in any specific property, sub-market, or investment scenario.
Always consult a licensed real estate professional, CPA, attorney, and lender before making investment decisions. Property tax rates, insurance costs, rent levels, and market conditions can differ significantly from the statewide averages presented here. ArvCalc is not a licensed real estate broker, investment advisor, or insurance agent.