Side-by-side comparison of Findlay, OH and Lima, OH — cap rates, rent, prices, and investment metrics.
Cash flow: Lima has the edge with an estimated cap rate of 4.90% compared to Findlay's 3.75%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $230,000 in Findlay vs $180,000 in Lima, while rents come in at $1,260/mo and $1,170/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Findlay is growing faster at 0.2% annually vs Lima's 0.2%. Findlay leads on home value appreciation at 2.2% per year.
Costs & risk: Property taxes are 1.58% in Findlay vs 1.58% in Lima. Vacancy rates of 6.7% and 6.7% are mixed — Lima has the tighter rental market.
Entry point: Lima offers a lower entry at $180K vs Findlay's $230K — a difference of $50K. With a 20% down payment, that's $36K vs $46K. Lima combines the lower price with a higher cap rate — a compelling combination.
Bottom line: Lima edges out Findlay on most key metrics. While cap rates are moderate at 4.90%, Lima's overall profile is stronger. Use our free calculators to model specific deals in Findlay or Lima.