1212 Beech St · Fairborn, OH 45324

$130,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 1 Days on market

Built 1956 6,624 sqft lot Est $174k · 25% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• 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

Discover the charm of a beautifully maintained home offering comfortable living in a serene neighborhood. This delightful residence presents three inviting bedrooms and a full bathroom, ideal for everyday convenience and relaxation. The property boasts a welcoming ambiance throughout its single-story layout, providing seamless navigation and accessibility. Enjoy the generous outdoor space, encompassing a substantial 0.15-acre lot, perfect for gardening, outdoor entertaining, or simply unwinding in your private sanctuary. The expansive living area spans 1008 square feet, offering ample room for personalization and creating cherished memories. This home provides a wonderful opportunity to em

Key facts

• 6,624 sq ft lot
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• 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); 182 active listings in the ZIP; 19 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $130k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1956 — 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. 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: 1.06% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $174,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Beech St	0.00mi	3/1.0	1,008 (0%)	1mo	$130,000	$129	99
1267 Beech St	0.10mi	3/1.0	1,008 (0%)	3mo	$165,000	$164	93
135 E Garland Ave	0.16mi	3/1.0	1,008 (0%)	4mo	$200,000	$198	90
104 E Garland Ave	0.17mi	3/1.0	1,008 (0%)	5mo	$189,900	$188	88
1222 Hemlock Dr	0.25mi	3/1.0	1,056 (+5%)	4mo	$182,900	$173	77
1330 Kapok St	0.34mi	3/1.0	925 (-8%)	1mo	$155,000	$168	70
1230 Ironwood Dr	0.30mi	3/1.0	925 (-8%)	4mo	$167,000	$181	69
141 Locust Dr	0.32mi	3/1.0	925 (-8%)	5mo	$143,000	$155	67
201 State St	0.49mi	3/1.0	925 (-8%)	3mo	$104,000	$112	61
273 Shade Dr	0.25mi	3/1.5	1,140 (+13%)	5mo	$200,000	$175	60
45 Regina Dr	0.54mi	2/1.0 (-1)	924 (-8%)	2mo	$137,900	$149	54
1463 Maplegrove Dr	0.57mi	3/1.5	1,144 (+14%)	3mo	$249,900	$218	46

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,337
• Equity at exit: $19,383

10-year hold

• IRR: 10.1%
• Equity multiple: 1.88×
• Total profit: $31,917
• Equity at exit: $11,240

Cash invested: $36,400 (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: 182
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$682
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $217

Break-even live

Break-even rent $1,105

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $290	-5% $253	+0% $217	+5% $180	+10% $143
Rent	-10% $108	-5% $162	+0% $217	+5% $271	+10% $326
Rate	-1.0pp $282	-0.5pp $250	base $217	+0.5pp $183	+1.0pp $149

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 S Central Ave Fairborn, OH	3.0	1.0	860	$1,499	$1.74	24d	1	0.24mi
1033 Victoria Ave Fairborn, OH	2.0	1.0	768	$1,300	$1.69	15d	1	0.30mi
124 E Lindberg Dr Fairborn, OH	4.0	1.0	1075	$1,495	$1.39	45d	1	0.33mi
212 High St Fairborn, OH	2.0	1.0	908	$1,200	$1.32	15d	1	0.47mi
24 Rowland Dr Fairborn, OH	3.0	1.0	1152	$1,400	$1.22	4d	1	0.71mi
351 Gilbert Ave Unit 351 Fairborn, OH	2.0	1.0	1352	$775	$0.57	24d	1	0.76mi
1527 Miami Ave Fairborn, OH	2.0	1.0	900	$1,100	$1.22	4d	1	0.98mi
1529 Miami Ave Fairborn, OH	2.0	1.0	900	$1,000	$1.11	4d	1	0.98mi
1647 Stewart Blvd Unit 1645 Fairborn, OH	2.0	1.5	1024	$900	$0.88	24d	1	1.14mi
1636 Wilbur Ave Unit 1636 Fairborn, OH	2.0	1.0	1440	$850	$0.59	4d	1	1.14mi
408 Patterson St Fairborn, OH	3.0	1.0	988	$1,400	$1.42	12d	1	1.17mi
281 Orville St Fairborn, OH	2.0	1.0	850	$899	$1.06	15d	1	1.18mi
165 W Funderburg Rd Fairborn, OH	2.0	1.0	827	$995	$1.20	3d	2	1.19mi
1802 Montgomery Ave #1804 Fairborn, OH	2.0	1.0	806	$975	$1.21	24d	1	1.30mi
221 N Central Ave Fairborn, OH	2.0	1.0	693	$1,201	$1.73	3d	3	1.35mi
388 Morris Dr Unit 390 Fairborn, OH	2.0	1.0	900	$1,100	$1.22	45d	1	1.36mi
333 Archer Dr Fairborn, OH	4.0	1.0	1368	$1,700	$1.24	15d	1	1.40mi
55 Truman Dr Fairborn, OH	3.0	1.0	1354	$1,545	$1.14	45d	1	1.45mi
18 Old Yellow Springs Rd Fairborn, OH	1.0–3.0	1.0–2.0	805	$1,200	$1.49	15d	9	1.49mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-26
   listed $130,000 Active
3. 1987-07-17
   soldstatus $35,000

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: +$190/yr (+$16/mo · 11.5%)

ⓘ 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,557
• − Mortgage interest: −$7,282
• − Property taxes: −$1,649
• − Insurance: −$650
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,782
• Taxable income: $545
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,469/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

+271.4% since first listed

3 events — show timeline

• 2026-04-27 Pending — Dayton MLS
• 2026-04-26 Listed $130,000 Dayton MLS
• 1987-07-17 Sold (Public Records) $35,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,649 · +0.7% YoY. Source: county tax records.