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DSCR Loans in Preble County, Ohio

Preble County's effective property tax rate runs 1.04% — below Ohio's 1.36% statewide average — which is a modest but real advantage on a DSCR file. Here's what that means on an actual property, and what else moves financing in Eaton and the rest of the county.

01

Preble County at a glance

County seat
Eaton
Population
40,664 (2025 est.)
Effective property tax rate
1.04%
Median home value
$180,900 (ACS 2020-2024 5yr)
Median gross rent
$794/mo (ACS 2020-2024 5yr)

02

Why investors look at Preble County

Rural Dayton-metro exurban county.

03

The tax-drag math for Preble County

Ohio's 88 counties span from under 1% effective property tax to over 2.3% in parts of Cuyahoga and Montgomery — a range wide enough to move a deal from cash-flowing to underwater on identical rent and price. Preble County sits on the favorable side of that range.

A $180,900 property here — Preble County's own median home value, 20% down ($36,180), renting for $794/mo — financed at an observed Ohio DSCR average of 7.20% (Q2 2026)¹:

Gross rent
$794
Preble County property tax ($180,900 × 1.04% ÷ 12)
$157
Landlord insurance ($1220 ÷ 12)
$102
Principal & interest, $144,720 loan at an observed 7.20% Ohio average¹, 30-yr fixed
$982
PITIA (tax + insurance + P&I)
$1,241
DSCR (rent ÷ PITIA)
$794 ÷ $1,241 = 0.64

At these countywide figures, a 0.64 lands under the 1.00 floor most DSCR programs require — see the methodology note below for why a whole-county median often understates what a targeted rental-grade property actually clears. At the statewide average tax rate of 1.36% instead of Preble County's lower 1.04%, this same property's monthly tax bill would run about $205 instead of $157 — Preble County's below-average rate is worth roughly $48/month here.

This worked example deliberately uses Preble County's own ACS-reported median home value against its ACS-reported median gross rent — a blended, whole-county pairing that includes higher-priced owner-occupied housing on the value side and apartment/multifamily rents on the rent side. That's a more conservative starting point than a matched, rental-grade single-family purchase. Run your own address and rent number through the DSCR calculator for a property-specific result instead of this countywide blend.

A countywide average under 1.00 doesn't mean Preble County doesn't work — it means the median deal isn't the deal. Investors clear DSCR here by buying below the county median, renting above it, or putting more down, and the spread between the average and what's achievable is where the opportunity sits.

¹ Ohio DSCR long-term-rental loans averaged 7.20% in Q2 2026 (Private Lender Link), inside the broader 6.5%–8.75% range lenders were publishing for DSCR product nationally. This is a market observation, not an offer — your rate depends on your DSCR, credit, LTV and loan purpose, and is set by the lender, not by us.

04

Cities in Preble County

The cities and villages below are Preble County's largest — each has its own page with local facts and a link back here for the full tax-drag math.

05

Nearby counties

Other SW Ohio counties, for comparison:

06

Get your Preble County DSCR quote

Every county in Ohio has its own tax rate, and that rate is one input a lender's DSCR calculation actually uses. See what a specific Preble County property quotes at.

Compare DSCR quotes for a Preble County property →

07

Sources for this page

Last updated 2026-08-25. County tax rates and home-value figures are refreshed periodically from the sources above, each with its own as-of date.