1330 Kapok St · Fairborn, OH 45324

$157,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 3 Days on market

Built 1958 6,001 sqft lot Est $155k · at est.

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +7.0/15.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1330 Kapok St. This 3 bedroom 1 bath home is being sold to settle an estate. A 2 car detached garage and covered back patio are a couple nice features of this home. In need of a little cosmetic TLC but the big maintence updates have already been done. The updates include a new roof (2019), New Fence, HVAC, Water Heater and Updated Bathroom (all 2022), and new windows in the front two bedrooms.

Key facts

• Hvac
• Water heater
• Covered back patio

Tags

• DETACHED GARAGE
• COVERED BACK PATIO
• NEW ROOF
• NEW FENCE
• HVAC
• WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $27 ($327/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 $129k (17.6% below list).
• Recommended offer: $129k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% 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-, employment D+, amenities 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.
• Zoned schools: Fairborn Primary School (1,253 students, 0% FRL); Baker Middle School (math 34% / reading 46%, grade F, #511 of 654 statewide, top 79%, 939 students, 0% FRL); Fairborn High School (math 33% / reading 65%, grade D, #422 of 781 statewide, top 54%, 1,048 students, 46% FRL) — zoned schools average 15% FRL vs 51% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 181 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $157k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,385 (17.6% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $155,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1330 Kapok St	0.00mi	3/1.0	925 (0%)	1mo	$155,000	$168	99
141 Locust Dr	0.03mi	3/1.0	925 (0%)	5mo	$143,000	$155	94
201 State St	0.23mi	3/1.0	925 (0%)	3mo	$104,000	$112	86
1230 Ironwood Dr	0.28mi	3/1.0	925 (0%)	4mo	$167,000	$181	83
1329 Ironwood Dr	0.29mi	4/2.0 (+1)	925 (0%)	6mo	$163,000	$176	73
1267 Beech St	0.25mi	3/1.0	1,008 (+9%)	3mo	$165,000	$164	71
104 E Garland Ave	0.22mi	3/1.0	1,008 (+9%)	5mo	$189,900	$188	71
135 E Garland Ave	0.29mi	3/1.0	1,008 (+9%)	4mo	$200,000	$198	69
1212 Beech St	0.34mi	3/1.0	1,008 (+9%)	1mo	$130,000	$129	68
1222 Hemlock Dr	0.28mi	3/1.0	1,056 (+14%)	4mo	$182,900	$173	60
321 Gilbert Ave	0.41mi	2/1.0 (-1)	1,044 (+13%)	6mo	$69,500	$67	50
1014 Victoria Ave	0.61mi	2/1.0 (-1)	816 (-12%)	6mo	$120,000	$147	42

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: -12.3%
• Equity multiple: 0.54×
• Total profit: $-20,065
• Equity at exit: $23,409

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $585
• Equity at exit: $13,574

Cash invested: $43,960 (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: 181
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$823
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $27

Break-even live

Break-even rent $1,259

Max offer price $157,000

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $72	+0% $27	+5% $-17	+10% $-62
Rent	-10% $-75	-5% $-24	+0% $27	+5% $78	+10% $129
Rate	-1.0pp $106	-0.5pp $67	base $27	+0.5pp $-13	+1.0pp $-55

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 High St Fairborn, OH	2.0	1.0	908	$1,200	$1.32	16d	1	0.30mi
1040 S Central Ave Fairborn, OH	3.0	1.0	860	$1,499	$1.74	25d	1	0.53mi
1033 Victoria Ave Fairborn, OH	2.0	1.0	768	$1,300	$1.69	16d	1	0.54mi
124 E Lindberg Dr Fairborn, OH	4.0	1.0	1075	$1,495	$1.39	45d	1	0.66mi
1529 Miami Ave Fairborn, OH	2.0	1.0	900	$1,000	$1.11	5d	1	0.66mi
1527 Miami Ave Fairborn, OH	2.0	1.0	900	$1,100	$1.22	5d	1	0.66mi
1647 Stewart Blvd Unit 1645 Fairborn, OH	2.0	1.5	1024	$900	$0.88	25d	1	0.81mi
408 Patterson St Fairborn, OH	3.0	1.0	988	$1,400	$1.42	13d	1	0.82mi
281 Orville St Fairborn, OH	2.0	1.0	850	$899	$1.06	16d	1	0.83mi
165 W Funderburg Rd Fairborn, OH	2.0	1.0	827	$995	$1.20	4d	2	0.84mi
1802 Montgomery Ave #1804 Fairborn, OH	2.0	1.0	806	$975	$1.21	25d	1	0.96mi
18 Old Yellow Springs Rd Fairborn, OH	1.0–3.0	1.0–2.0	805	$1,200	$1.49	16d	9	1.23mi

Listing history 3 events

1. 2026-04-20
   status Pending
2. 2026-04-17
   listed $157,000 Active
3. 1988-08-01
   soldstatus $37,500

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,274 · $106/mo
• Projected year-2 tax: $1,862 · $155/mo
• Expected delta: +$587/yr (+$49/mo · 46.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,526
• − Mortgage interest: −$8,794
• − Property taxes: −$1,274
• − Insurance: −$785
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$4,567
• Taxable loss: −$2,379
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $898/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.

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

+318.7% since first listed

3 events — show timeline

• 2026-04-20 Pending — Dayton MLS
• 2026-04-17 Listed $157,000 Dayton MLS
• 1988-08-01 Sold (Public Records) $37,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,274 · -0.5% YoY. Source: county tax records.