dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already +4.3% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +50.0% YoY, is the number to watch.
The median listing price is up 4.3% YoY while the median home got down 1.8% bigger, so value per square foot is down 3.4%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $245K purchase rents for $1,250/mo: 0.51% of price per month against the 1% rule's 1.00%.
Not shown: Studio (rent only, no matching sale price), 5 BR (sale only, no matching rent), 6 BR (sale only, no matching rent), 7 BR (sale only, no matching rent), 8 BR (sale only, no matching rent).
Sales here take about 9 days longer to go under contract than rentals (median across 3 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented).
U.S. Census ACS characteristics for ZIP 45409 itself, not its parent county.
Renters hold 27.8% of this ZIP's 3,063 occupied households, on a median household income of $87K.
| Measure | ZIP 45409 | Montgomery County | Difference |
|---|---|---|---|
| Median Household Income | $87K | $66K | +$21K |
| Below Poverty Level | 16.0% | 15.0% | +1.0% |
| Median Age | 21.00 | 38.80 | -17.80 |
| Total Population | 15,293 | 536,096 | -- |
| Avg Household Size | 2.23 | 2.24 | -0.01 |
| Owner-Occupied | 72.2% | 62.5% | +9.8% |
| Worked From Home | 14.4% | 12.0% | +2.4% |
| Mean Commute | 16.70 | 21.90 | -5.20 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is up 0.1% to 536,096: residents under 18 are down 0.2% and those 65 and over are up 1.6%.
County median household income is $66K, 15.0% of residents are below the poverty level, 12.0% work from home.