225 Heather Ln · Fairborn, OH 45324

$85,900

3 bd · 2.0 ba · 1,492 sqft · SingleFamily · 4 Days on market

Built 1992 6,534 sqft lot $500/mo HOA · 32% of rent

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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 +22.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 3-bedroom, 2 full-bath home located in a desirable 55+community! Featuring an open-concept floor plan, this home offers comfortable living spaces and plenty of potential to make it your own. A little TLC and personal touches will go a long way in transforming this well-cared for property into your dream home. Enjoy the bright tree-season room, perfect for relaxing year-round, as well as the covered front porch for morning coffee or evening conversations. The home is wheelchair accessible and includes a ramp for easy entry. All appliances stay, including the refrigerator, stove, dishwasher, washer, and dryer, making your move even easier. Additional features include a covered carport & storage shed

Key facts

• Covered front porch
• Three season room
• Covered carport

Tags

• THREE SEASON ROOM
• COVERED FRONT PORCH
• COVERED CARPORT
• STORAGE SHED

Property features AI

Finance

• Other: For sale
• HOA & community: Homeowners association managed by Red Oak Management; HOA fee approximately $500 per month

Exterior

• Parking: No garage
• Utilities: Gas water heater
• Home design: Single-story property; Model: 899PH Park Harbor; Residential zoning
• Construction: Vinyl siding
• Exterior features: Porch; Storage; Shed(s); Lot roughly 110 x 50

Interior

• Kitchen: Range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Two bedrooms on the main level (9 x 13 and 10 x 12)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Decorative fireplace; Crawl space basement
• Laundry & utility: Washer; Dryer; Utility room on the main level (9 x 12); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Cap rate 8.3% 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; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $594 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $85,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $244,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Kalynn Cir #30	0.32mi	3/2.0	1,493 (+0%)	2mo	$230,900	$155	83
479 Park Hills Xing #17	0.37mi	2/2.0 (-1)	1,508 (+1%)	5mo	$195,900	$130	72
2002 Darrell Dr	0.52mi	3/1.5	1,472 (-1%)	0mo	$295,000	$200	72
441 Kalynn Cir #25	0.31mi	3/2.0	1,568 (+5%)	7mo	$160,000	$102	71
462 Faculty Dr	0.54mi	3/2.0	1,528 (+2%)	1mo	$250,000	$164	70
474 Kalynn Cir #19	0.35mi	2/2.0 (-1)	1,404 (-6%)	1mo	$192,000	$137	68
1943 Fraternity Ct	0.46mi	3/2.0	1,528 (+2%)	7mo	$249,900	$164	68
268 Oxford Dr	0.17mi	4/2.5 (+1)	1,590 (+7%)	8mo	$225,000	$142	67
1990 Herky Pl	0.50mi	3/2.0	1,348 (-10%)	1mo	$230,500	$171	60
833 Savin Hill Ct	0.71mi	3/2.0	1,610 (+8%)	4mo	$307,500	$191	50
2762 Old Yellow Springs Rd	0.71mi	3/2.0	1,334 (-11%)	1mo	$238,000	$178	48
125 Mark Ln	0.70mi	3/2.0	1,352 (-9%)	9mo	$200,000	$148	44

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $116
• Equity at exit: $12,808

10-year hold

• IRR: 14.0%
• Equity multiple: 2.36×
• Total profit: $32,708
• Equity at exit: $7,427

Cash invested: $24,052 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$450
• Tax est. 1.5%: −$107 /mo · $1,288/yr
• Insurance: −$36
• HOA: −$500
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $145

Break-even live

Break-even rent $1,384

Max offer price $85,900

Occupancy floor 86%

Sensitivity live

Price	-10% $205	-5% $175	+0% $145	+5% $115	+10% $86
Rent	-10% $21	-5% $83	+0% $145	+5% $207	+10% $269
Rate	-1.0pp $188	-0.5pp $167	base $145	+0.5pp $123	+1.0pp $100

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 Sycamore Dr Fairborn, OH	2.0	2.5	1397	$1,600	$1.15	20d	1	0.21mi
18 Old Yellow Springs Rd Fairborn, OH	1.0–3.0	1.0–2.0	805	$1,200	$1.49	15d	9	0.23mi
712 Hidden Valley Ct Fairborn, OH	2.0	2.5	1428	$1,325	$0.93	3d	1	0.53mi
55 Truman Dr Fairborn, OH	3.0	1.0	1354	$1,545	$1.14	44d	1	0.91mi
454 Glenhaven Way Fairborn, OH	2.0	2.0	1311	$2,100	$1.60	4d	1	0.97mi
2394 New Germany Trebein Rd Unit 305 Beavercreek, OH	2.0	2.0	1098	$1,750	$1.59	3d	1	0.97mi
408 Patterson St Fairborn, OH	3.0	1.0	988	$1,400	$1.42	12d	1	1.23mi
2250 Warbler Ln Fairborn, OH	2.0	2.0	1233	$1,906	$1.55	3d	12	1.23mi
542 Fairfield Ave Fairborn, OH	2.0	1.0	1625	$975	$0.60	44d	1	1.31mi
2335 Long Vista Ln Fairborn, OH	2.0	2.0	1366	$1,732	$1.27	3d	11	1.31mi
213 Vine St Unit 215 Fairborn, OH	2.0	1.0	1650	$950	$0.58	24d	1	1.38mi
1647 Stewart Blvd Unit 1645 Fairborn, OH	2.0	1.5	1024	$900	$0.88	24d	1	1.40mi
1636 Wilbur Ave Unit 1636 Fairborn, OH	2.0	1.0	1440	$850	$0.59	4d	1	1.43mi
1678 Arden Bnd Fairborn, OH	3.0	2.5	1872	$2,400	$1.28	24d	1	1.44mi
1529 Miami Ave Fairborn, OH	2.0	1.0	900	$1,000	$1.11	4d	1	1.47mi
1527 Miami Ave Fairborn, OH	2.0	1.0	900	$1,100	$1.22	4d	1	1.48mi

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 5 events

1. 2026-06-18
   days on market $85,900 Active 4 DOM
2. 2026-06-17
   days on market $85,900 Active 3 DOM
3. 2026-06-16
   days on market $85,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $85,900 Active 1 DOM

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

Climate risk First Street

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

Taxation est. · year 1

• Rental income: $18,817
• − Mortgage interest: −$4,812
• − Property taxes: −$1,288
• − Insurance: −$430
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − HOA: −$6,000
• − Depreciation: −$2,499
• Taxable income: $778
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $1,555/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

+7.4% since first listed

6 events — show timeline

• 2026-06-13 Listed $85,900 Dayton MLS
• 2026-06-13 Listed $85,900 WRIST
• 2022-07-12 Sold (MLS) $80,000 Dayton MLS
• 2022-07-12 Sold (MLS) $80,000 Dayton MLS
• 2022-05-19 Pending — Dayton MLS
• 2022-05-19 Listed $80,000 Dayton MLS