Salem, OH Cap Rate 5.35%
Salem is one of the most affordable markets in the country in the Midwest with a small but investable metro of 50,000. At a 5.35% estimated cap rate, this is a moderate market where rents of $1,070/mo lag behind home prices. With a median home price of $155,000 and population is roughly stable, Salem offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Market Data
2026 Market Update: Salem
Salem's 0.7% rent-to-price ratio is well below the 1% rule. At median prices of $155,000, the $1,070/mo rent produces only $691/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($31K at 7%) would result in approximately $-134/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
Property taxes consume 19% of gross rent here — one of the highest ratios in our dataset. This significantly compresses margins and makes Salem a market where tax-conscious underwriting is essential. Every deal should be stress-tested with potential assessment increases.
Deal Modeling & Scenarios for Salem
All figures below are computed from Salem's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
Property Tax Bill in Real Dollars
At 1.58% effective rate on the $155,000 median price, the annual tax bill is $2,449 — that's above national average (+49% vs the national average of ~1.06%). Verify the actual assessed value before purchase; sale-triggered reassessments can push the bill higher than the seller's current statement.
5-Year Cap Rate Trajectory
If Salem continues appreciating at 2.2%/yr while rents grow at a conservative 3%/yr, cap rate holds roughly steady as price growth outpaces rent. Year-by-year projection at the median:
| Year | Est. Price | Est. Rent/Mo | Cap Rate |
|---|---|---|---|
| Today | $155K | $1,070 | 5.3% |
| Year 1 | $158K | $1,102 | 5.4% |
| Year 2 | $162K | $1,135 | 5.4% |
| Year 3 | $165K | $1,169 | 5.5% |
| Year 4 | $169K | $1,204 | 5.5% |
| Year 5 | $173K | $1,240 | 5.6% |
Three Financing Scenarios
Same median-priced Salem property — different capital structures. All-cash maximizes cap rate. Leverage trades cash flow for higher cash-on-cash return when the spread between cap rate and borrowing cost is positive.
| Scenario | Cash Invested | Monthly Cash Flow | Annual CF | Cash-on-Cash |
|---|---|---|---|---|
| All cash | $155K | $691 | $8,291 | 5.3% |
| 20% down conventional @ 7% | $36K | $-134 | $-1,604 | -4.5% |
| 25% down DSCR @ 8.5% | $45K | $-203 | $-2,437 | -5.4% |
Three Price Tiers: Below, At, and Above the Median
Properties don't always trade at the median. Lower-priced units typically offer higher cap rates but harder operations; higher-priced properties tend to compress cap rates while attracting better tenants. All-cash assumptions below:
| Tier | Price | Rent/Mo | NOI/Yr | Cap Rate | Monthly CF |
|---|---|---|---|---|---|
| Below median (~75% price) | $116K | $910 | $6,139 | 5.3% | $512 |
| At median | $155K | $1,070 | $6,856 | 4.4% | $571 |
| Above median (~125% price) | $194K | $1,231 | $7,583 | 3.9% | $632 |
Total Return Over a 5-Year Hold
Cap rate is just one piece. Real estate returns come from four sources: cash flow, appreciation, principal paydown, and tax benefits. Assuming 20% down conventional financing at 7% and a 5-year hold at Salem's historical appreciation rate of 2.2%:
On a $31K down payment, that's a 61.6% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Risk Flags Specific to Salem
Automated checks against the underlying data — surface only the risks that actually apply to Salem, not generic boilerplate:
Cap Rate Calculator — Salem
Pre-filled with Salem medians. Adjust to match a specific property.
Cash-on-Cash Return — Salem
Factor in financing to see your actual return on invested capital in Salem.
Is Salem a Good Place to Invest in Rental Property?
Salem, OH has a population of 50,000 and has been growing at 0.2% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $155,000 paired with median rents of $1,070/mo produces an estimated cap rate of 5.35%.
Property taxes at 1.58% are notably high and represent a significant drag on cash flow — model this expense carefully, as it can make or break a deal. The vacancy rate of 6.7% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 3.2x, homes cost about 3.2 times the local median income of $47,711. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.2% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Salem presents moderate opportunities. Cap rates near 5.35% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.