Real Estate Agent · Greater Dayton Area, OH · Member since 2026 · 6 posts · 4 votes
Hi everyone! I'm Kari, a realtor/investor serving the Dayton, Beavercreek, Xenia, Fairborn, Kettering areas of Ohio. I work with investors, landlords, and owner-occupants. I have helped local and out of state investor build their portfolios. I'm especially interested in learning more about what out-of-state investors are looking for in our market. I'm excited to connect with other investors, share local market insights, and continue growing my knowledge. Looking forward to learning from everyone here!
Lender · TX · Member since 2026 · 164 posts · 67 votes
4mo
From the conversations I’ve had with investors, many out-of-state buyers looking at Dayton and the surrounding markets are primarily focused on three things:
• Strong cash flow relative to purchase price
• Stable rental demand
• Property management that can operate effectively without the owner being local
Many investors are attracted to Dayton, Xenia, Fairborn, and Beavercreek because they can often achieve cash flow metrics that are difficult to find in higher-priced markets.
That said, the most common questions I hear involve:
* Neighborhood quality and tenant base
* Current rent trends
* Major employers driving demand
* Property taxes and insurance costs
* Local property management recommendations
* Areas showing signs of appreciation versus purely cash-flow plays
As someone working directly in the market, your local knowledge is probably one of the most valuable assets you can provide. Out-of-state investors can analyze spreadsheets, but they often need boots-on-the-ground insight about neighborhoods, rental demand, and potential risks that don’t show up in the numbers.
I’m curious—what trends are you seeing today? Are most investors targeting turnkey rentals, BRRRR opportunities, small multifamily properties, or value-add projects in your area?
Real Estate Agent · Greater Dayton Area, OH · Member since 2026 · 6 posts · 4 votes
4mo
Thanks so much for your insight, Seph. Strong cash flow relative to purchase price can definitely be achieved in this area. Even though house prices have gone up steadily since Covid, we are still under the average for most other states. Greene and Montgomery County are great areas to invest especially since Wright Patt Air Force Base is close by and families come and go often. Also, a great place for Airbnbs since extended relatives come into town as well and there are not many restrictions. I am seeing all sorts at this point.. I have single family investors, multifamily investors (myself included).. range anywhere from 2-10 units (we do have some bigger like 24 units as well), Airbnbs, and BRRRR opportunities. My family just finished up a flip as well. Lots of opportunities!
Lender · Dayton, OH · Member since 2021 · 46 posts · 20 votes
3mo
Hey Kari! I am an investor and lender local to Dayton. I think we are in a prime market for all strategies. Many properties have multiple exit strategies which provides lower risk and options to pivot with the direction of the deal and market. I focus on multifamily BRRRRs but I’m always analyzing properties for their highest and best use. I would love to connect and talk more about the Dayton market!
Real Estate Agent · Greater Dayton Area, OH · Member since 2026 · 6 posts · 4 votes
3mo
Hi Evan, I have multiple clients interested in MF as well as some interested in MF BRRRRs. Would love to connect as well! Montgomery and Greene County are my main areas for these investors. If you know of any available, I'd love more info!
Investor · Dayton · Member since 2026 · 4 posts · 3 votes
2mo
Great question, Kari and welcome. As a local buyer here, the out-of-state investors I cross paths with in the Dayton/Xenia area are mostly chasing cash flow, not appreciation. They want solid rent-to-price ratios, which our market still offers compared to the coasts, and they gravitate toward stable B/C-class neighborhoods with reliable, long-term tenants over flashy zip codes. Proximity to Wright-Patt is a big driver too Fairborn, Beavercreek, and Xenia get a lot of interest because of the steady rental demand it creates.
The other thing they care about, maybe most of all, is boots on the ground: a property manager and contractors they can trust sight-unseen. An agent who can plug them into that network and who understands a buy-box, not just a listing is worth their weight in gold to a remote investor. That's usually what separates the agents who get repeat investor business from the ones who don't.
I buy across the Greater Dayton area full-time (Blad Boys Buy Homes, since 2018), so I see a lot of these deals from the seller side. Always happy to connect with local agents who work with investors. Feel free to reach out anytime.
I am an out of state investor. The above posters are exactly correct with their assessment on my profile. I am currently in the market for trusted contractors and PMs. If things continue to trend positive I plan to expand further.
Good thread. One thing I'd add for out-of-state buyers eyeing Montgomery County specifically: don't rely only on the MLS to build a shortlist. The county auditor publishes tax delinquent and absentee-owner records directly, and pulling from that alongside what your agent sends widens the pool of realistic off-market candidates, especially useful if you're trying to find deals with room for the kind of value-add BRRRR plays mentioned above.