444 Park Hills Xing #54 · Fairborn, OH 45324

$165,900

2 bd · 2.0 ba · 1,740 sqft · SingleFamily · 201 Days on market

Built 2005 Average condition $95/sqft · 35% below area Est $254k · 35% under ↓ 7% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Park hills crossing in fairborn, ohio is offering up a beautiful 2005 home with 2 car attached garage and a 3 seasons florida room. Located in the premier community of park hills crossing, the 55+ retirement community offers beautiful surroundings, wonderful, caring neighbors, a wonderful clubhouse with many amenities. The community does many various activities spearheaded by the residents here in the clubhouse. If you are searching for just the right home, 444 park hills is waiting for you. A beautiful 2 bed, 2 bath home with a 3 seasons florida room, a large 2 car attached garage with opener, covered front porch, lovely landscaping and great next door neighbors. This is a beautiful, well cared for and updated home. Granite counter tops, newer flooring, new roof of approximately 7 years, new shower in master bath, just to name a few of the many updates. You must see this home to appreciate it.

Key facts

• Newer flooring
• Granite counter tops
• New roof

Tags

• 3 SEASONS FLORIDA ROOM
• CLUBHOUSE WITH MANY AMENITIES
• GRANITE COUNTER TOPS
• NEWER FLOORING
• NEW ROOF
• NEW SHOWER IN MASTER BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $166k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (5.2% below list).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.7% in Fairborn — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#374 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, employment D+.
• Fairborn City (suburban): math 36% / reading 49% proficiency, ranked #520 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.8%/yr); 180 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $145,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $254,205
• List price: $165,900
• Delta: -34.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
479 Park Hills Xing #17	0.05mi	2/2.0	1,508 (-13%)	5mo	$195,900	$130	71
441 Kalynn Cir #25	0.06mi	3/2.0 (+1)	1,568 (-10%)	7mo	$160,000	$102	70
411 Kalynn Cir #30	0.06mi	3/2.0 (+1)	1,493 (-14%)	2mo	$230,900	$155	66
723 Hidden Valley Ct	0.47mi	2/2.5	1,740 (0%)	16mo	$202,900	$117	62
833 Savin Hill Ct	0.40mi	3/2.0 (+1)	1,610 (-8%)	4mo	$307,500	$191	60
829 Savin Hill Ct	0.40mi	3/2.0 (+1)	1,595 (-8%)	23mo	$265,000	$166	44
2441 Dewpoint Cir	0.67mi	3/2.0 (+1)	1,676 (-4%)	18mo	$400,000	$239	42
440 Glenhaven Way Unit 754-201	0.62mi	2/2.0	1,483 (-15%)	12mo	$294,900	$199	37
1015 Brookwood Ct	0.68mi	3/2.5 (+1)	1,944 (+12%)	12mo	$245,000	$126	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.75% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-16,245
• Equity at exit: $24,736

10-year hold

• IRR: 3.5%
• Equity multiple: 1.29×
• Total profit: $13,278
• Equity at exit: $14,344

Cash invested: $46,452 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45324

• Rents YoY: 5.8%
• Active inventory: 180
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$870
• Tax est. 1.5%: −$207 /mo · $2,488/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $96

Break-even live

Break-even rent $1,451

Max offer price $165,900

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 Sycamore Dr Fairborn, OH	2.0	2.5	1397	$1,600	$1.15	19d	1	0.37mi
712 Hidden Valley Ct Fairborn, OH	2.0	2.5	1428	$1,325	$0.93	2d	1	0.47mi
454 Glenhaven Way Fairborn, OH	2.0	2.0	1311	$2,100	$1.60	3d	1	0.59mi
2394 New Germany Trebein Rd Unit 305 Beavercreek, OH	2.0	2.0	1098	$1,750	$1.59	2d	1	0.70mi
2250 Warbler Ln Fairborn, OH	2.0	2.0	1233	$1,906	$1.55	2d	12	0.99mi
2335 Long Vista Ln Fairborn, OH	2.0	2.0	1366	$1,732	$1.27	2d	11	1.05mi
55 Truman Dr Fairborn, OH	3.0	1.0	1354	$1,545	$1.14	43d	1	1.27mi

Listing history 20 events

1. 2026-06-18
   days on market $165,900 Active 201 DOM
2. 2026-06-17
   days on market $165,900 Active 200 DOM
3. 2026-06-16
   days on market $165,900 Active 199 DOM
4. 2026-06-15
   days on market $165,900 Active 198 DOM
5. 2026-06-14
   days on market $165,900 Active 196 DOM
6. 2026-06-13
   days on market $165,900 Active 195 DOM
7. 2026-06-10
   days on market $165,900 Active 193 DOM
8. 2026-06-09
   days on market $165,900 Active 192 DOM
9. 2026-06-08
   days on market $165,900 Active 191 DOM
10. 2026-06-07
    days on market $165,900 Active 190 DOM
11. 2026-06-03
    days on market $165,900 Active 186 DOM
12. 2026-06-02
    days on market $165,900 Active 185 DOM
13. 2026-06-01
    pricedays on market $165,900 Active 184 DOM
14. 2026-05-31
    days on market $185,900 Active 183 DOM
15. 2026-04-21
    price $185,900 907-char remark

    Show marketing remark (907 chars)

    Park hills crossing in fairborn, ohio is offering up a beautiful 2005 home with 2 car attached garage and a 3 seasons florida room. Located in the premier community of park hills crossing, the 55+ retirement community offers beautiful surroundings, wonderful, caring neighbors, a wonderful clubhouse with many amenities. The community does many various activities spearheaded by the residents here in the clubhouse. If you are searching for just the right home, 444 park hills is waiting for you. A beautiful 2 bed, 2 bath home with a 3 seasons florida room, a large 2 car attached garage with opener, covered front porch, lovely landscaping and great next door neighbors. This is a beautiful, well cared for and updated home. Granite counter tops, newer flooring, new roof of approximately 7 years, new shower in master bath, just to name a few of the many updates. You must see this home to appreciate it.

16. 2026-04-01
    price $195,900 907-char remark

    Show marketing remark (907 chars)

    Park hills crossing in fairborn, ohio is offering up a beautiful 2005 home with 2 car attached garage and a 3 seasons florida room. Located in the premier community of park hills crossing, the 55+ retirement community offers beautiful surroundings, wonderful, caring neighbors, a wonderful clubhouse with many amenities. The community does many various activities spearheaded by the residents here in the clubhouse. If you are searching for just the right home, 444 park hills is waiting for you. A beautiful 2 bed, 2 bath home with a 3 seasons florida room, a large 2 car attached garage with opener, covered front porch, lovely landscaping and great next door neighbors. This is a beautiful, well cared for and updated home. Granite counter tops, newer flooring, new roof of approximately 7 years, new shower in master bath, just to name a few of the many updates. You must see this home to appreciate it.

17. 2026-04-01
    status Active 907-char remark

    Show marketing remark (907 chars)

    Park hills crossing in fairborn, ohio is offering up a beautiful 2005 home with 2 car attached garage and a 3 seasons florida room. Located in the premier community of park hills crossing, the 55+ retirement community offers beautiful surroundings, wonderful, caring neighbors, a wonderful clubhouse with many amenities. The community does many various activities spearheaded by the residents here in the clubhouse. If you are searching for just the right home, 444 park hills is waiting for you. A beautiful 2 bed, 2 bath home with a 3 seasons florida room, a large 2 car attached garage with opener, covered front porch, lovely landscaping and great next door neighbors. This is a beautiful, well cared for and updated home. Granite counter tops, newer flooring, new roof of approximately 7 years, new shower in master bath, just to name a few of the many updates. You must see this home to appreciate it.

18. 2026-03-14
    status Pending 907-char remark

    Show marketing remark (907 chars)

    Park hills crossing in fairborn, ohio is offering up a beautiful 2005 home with 2 car attached garage and a 3 seasons florida room. Located in the premier community of park hills crossing, the 55+ retirement community offers beautiful surroundings, wonderful, caring neighbors, a wonderful clubhouse with many amenities. The community does many various activities spearheaded by the residents here in the clubhouse. If you are searching for just the right home, 444 park hills is waiting for you. A beautiful 2 bed, 2 bath home with a 3 seasons florida room, a large 2 car attached garage with opener, covered front porch, lovely landscaping and great next door neighbors. This is a beautiful, well cared for and updated home. Granite counter tops, newer flooring, new roof of approximately 7 years, new shower in master bath, just to name a few of the many updates. You must see this home to appreciate it.

19. 2026-03-04
    historical ActiveUnderContract 907-char remark

    Show marketing remark (907 chars)

    Park hills crossing in fairborn, ohio is offering up a beautiful 2005 home with 2 car attached garage and a 3 seasons florida room. Located in the premier community of park hills crossing, the 55+ retirement community offers beautiful surroundings, wonderful, caring neighbors, a wonderful clubhouse with many amenities. The community does many various activities spearheaded by the residents here in the clubhouse. If you are searching for just the right home, 444 park hills is waiting for you. A beautiful 2 bed, 2 bath home with a 3 seasons florida room, a large 2 car attached garage with opener, covered front porch, lovely landscaping and great next door neighbors. This is a beautiful, well cared for and updated home. Granite counter tops, newer flooring, new roof of approximately 7 years, new shower in master bath, just to name a few of the many updates. You must see this home to appreciate it.

20. 2025-11-11
    listed $198,900 Active 907-char remark

    Show marketing remark (907 chars)

    Park hills crossing in fairborn, ohio is offering up a beautiful 2005 home with 2 car attached garage and a 3 seasons florida room. Located in the premier community of park hills crossing, the 55+ retirement community offers beautiful surroundings, wonderful, caring neighbors, a wonderful clubhouse with many amenities. The community does many various activities spearheaded by the residents here in the clubhouse. If you are searching for just the right home, 444 park hills is waiting for you. A beautiful 2 bed, 2 bath home with a 3 seasons florida room, a large 2 car attached garage with opener, covered front porch, lovely landscaping and great next door neighbors. This is a beautiful, well cared for and updated home. Granite counter tops, newer flooring, new roof of approximately 7 years, new shower in master bath, just to name a few of the many updates. You must see this home to appreciate it.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,880
• − Mortgage interest: −$9,293
• − Property taxes: −$2,488
• − Insurance: −$830
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,826
• Taxable loss: −$1,578
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $1,536/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This home is in average condition with some wear and tear. It has a moderate level of renovation needed, including painting, updating cabinets and fixtures, and landscaping. These updates would significantly increase its resale and rental value.

Repairs flagged

• Minor exterior siding — Some wear
• Minor interior walls — Some wear
• Minor kitchen cabinets — Some clutter
• Minor bathroom fixtures — Some clutter

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a big difference in curb appeal
• Resale update kitchen cabinets — Fresh cabinets can make the kitchen look more modern and appealing
• Resale update bathroom fixtures — Fresh fixtures can make the bathrooms look more modern and appealing
• Both landscaping — Landscaping can improve curb appeal and add value to the property

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some wear	Minor	$500–3,000
interior walls · Some wear	Minor	$500–3,000
kitchen cabinets · Some clutter	Minor	$500–3,000
bathroom fixtures · Some clutter	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a big difference in curb appeal ↑
• Resale update kitchen cabinets — Fresh cabinets can make the kitchen look more modern and appealing ↑
• Resale update bathroom fixtures — Fresh fixtures can make the bathrooms look more modern and appealing ↑
• Both landscaping — Landscaping can improve curb appeal and add value to the property ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fairborn City
• NCES district ID: 3904396
• Math proficiency: 36% ▼ -17.00%
• Reading proficiency: 49% ▼ -10.00%
• Median HH income: $45,091
• Composite: 36.05/100
• National rank: #4772
• State rank: #520 of 656 in OH

Livability — Fairborn

• Score: 72/100
• State rank: #374
• US rank: #6101

Category grades

Amenities D- Commute F Cost of living A+ Crime B- Employment D+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairborn, OH
• County: Greene County · 132,120 people
• City population: 41,194
• Metro: Dayton-Kettering, OH
• Population (ZIP): 41,194
• Household income: $64,979
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1472.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 170,301 people
• By 2030: 171,840 · +0.9%
• By 2040: 171,408 · +0.7%
• By 2050: 167,806 · -1.5%
• By 2075: 154,430 · -9.3%
• By 2100: 138,669 · -18.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 9% Black 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 1% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Greene

• 2024 margin: R (+19.8) · D 39.5% · R 59.3% · Other 1.2%
• 2008→2024 swing: -1.4pp toward R · 2008: -18.4pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+19.5 2016: R+24.5 2012: R+21.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -157.48%
• Current HPI: 228.0801
• Rent YoY: ▲ 5.75%
• Metro: Dayton-Kettering, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

-6.5% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $185,900 Dayton MLS
• 2026-04-01 Price Changed $195,900 Dayton MLS
• 2026-04-01 Relisted — Dayton MLS
• 2026-03-14 Pending — Dayton MLS
• 2026-03-04 Contingent — Dayton MLS
• 2025-11-11 Listed $198,900 Dayton MLS