2176 Beaver Valley Rd · Fairborn, OH 45324

$180,000

4 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 81 Days on market

Built 1920 0.82 ac lot Est $255k · 29% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• 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

Endearing older home with extra big living room, large kitchen with lots of cabinets and countertop space, large family room and possible first floor bedroom. Two full baths, one on the first floor. Back porch wraps around to side door. Two car garage plus a barn that could be used for a workshop, once held horses! Kitchen and baths updated. Lot is almost an acre! Plenty of room for a garden! Great older home, country feel but with City utilities.

Key facts

• Barn workshop
• 0.82 acre lot
• Built 1920

Tags

• WRAP AROUND BACK PORCH
• DETACHED TWO CAR GARAGE
• BARN WORKSHOP
• UNDERGROUND DOG FENCE
• GARDEN AND FLOWER BEDS

Property features AI

Exterior

• Home design: House
• Exterior features: Lot size approximately 35,850 sq. ft.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 2 comparable units currently listed for rent nearby; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $254,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
268 Oxford Dr	0.23mi	4/2.5	1,590 (-9%)	8mo	$225,000	$142	66
348 Cambridge Dr	0.33mi	4/2.0	1,889 (+8%)	12mo	$260,000	$138	61
301 Faculty Dr	0.50mi	4/2.5	1,842 (+6%)	6mo	$275,000	$149	60
170 Dickey Ave	0.61mi	3/1.0 (-1)	1,742 (-0%)	9mo	$182,000	$104	55
2342 Gerard Ct	0.65mi	3/2.0 (-1)	1,675 (-4%)	4mo	$289,900	$173	55
441 Kalynn Cir #25	0.44mi	3/2.0 (-1)	1,568 (-10%)	7mo	$160,000	$102	52
411 Kalynn Cir #30	0.44mi	3/2.0 (-1)	1,493 (-14%)	2mo	$230,900	$155	48
1943 Fraternity Ct	0.45mi	3/2.0 (-1)	1,528 (-12%)	7mo	$249,900	$164	47
462 Faculty Dr	0.57mi	3/2.0 (-1)	1,528 (-12%)	1mo	$250,000	$164	47
470 Faculty Dr	0.58mi	4/2.5	1,880 (+8%)	14mo	$185,000	$98	47
1865 Langview Dr	0.61mi	3/2.0 (-1)	1,964 (+13%)	10mo	$278,000	$142	37
1875 Southlawn Dr	0.64mi	3/2.5 (-1)	1,918 (+10%)	17mo	$279,900	$146	33

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,065
• Equity at exit: $26,839

10-year hold

• IRR: 10.0%
• Equity multiple: 1.87×
• Total profit: $43,775
• Equity at exit: $15,563

Cash invested: $50,400 (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: 180
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$241 /mo · $2,895/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $290

Break-even live

Break-even rent $1,595

Max offer price $180,000

Occupancy floor 80%

Sensitivity live

Price	-10% $392	-5% $341	+0% $290	+5% $239	+10% $188
Rent	-10% $135	-5% $213	+0% $290	+5% $368	+10% $445
Rate	-1.0pp $381	-0.5pp $336	base $290	+0.5pp $244	+1.0pp $196

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Truman Dr Fairborn, OH	3.0	1.0	1354	$1,545	$1.14	44d	1	0.79mi
1678 Arden Bnd Fairborn, OH	3.0	2.5	1872	$2,400	$1.28	24d	1	1.50mi

Listing history 16 events

1. 2026-03-18
   soldstatus $175,000
2. 2026-02-12
   historical Under Contract
3. 2026-02-11
   price $180,000
4. 2026-02-07
   price $183,500
5. 2026-02-03
   price $184,500
6. 2026-01-24
   price $185,000
7. 2026-01-17
   price $188,000
8. 2026-01-03
   price $189,000
9. 2025-12-30
   price $189,999
10. 2025-12-18
    price $190,000
11. 2025-11-30
    price $195,000
12. 2025-11-23
    listed $185,000 Active
13. 2014-05-09
    soldstatus $995 Closed 452-char remark

    Show marketing remark (452 chars)

    Endearing older home with extra big living room, large kitchen with lots of cabinets and countertop space, large family room and possible first floor bedroom. Two full baths, one on the first floor. Back porch wraps around to side door. Two car garage plus a barn that could be used for a workshop, once held horses! Kitchen and baths updated. Lot is almost an acre! Plenty of room for a garden! Great older home, country feel but with City utilities.

14. 2014-05-09
    soldstatus $995 452-char remark

    Show marketing remark (452 chars)

    Endearing older home with extra big living room, large kitchen with lots of cabinets and countertop space, large family room and possible first floor bedroom. Two full baths, one on the first floor. Back porch wraps around to side door. Two car garage plus a barn that could be used for a workshop, once held horses! Kitchen and baths updated. Lot is almost an acre! Plenty of room for a garden! Great older home, country feel but with City utilities.

15. 2013-09-26
    listed $133,500 452-char remark

    Show marketing remark (452 chars)

    Endearing older home with extra big living room, large kitchen with lots of cabinets and countertop space, large family room and possible first floor bedroom. Two full baths, one on the first floor. Back porch wraps around to side door. Two car garage plus a barn that could be used for a workshop, once held horses! Kitchen and baths updated. Lot is almost an acre! Plenty of room for a garden! Great older home, country feel but with City utilities.

16. 1982-11-02
    soldstatus $50,000

ⓘ 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: $2,895 · $241/mo
• Projected year-2 tax: $2,895 · $241/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $23,550
• − Mortgage interest: −$10,083
• − Property taxes: −$2,895
• − Insurance: −$900
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$5,236
• Taxable income: $668
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $3,322/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

+250.0% since first listed

16 events — show timeline

• 2026-03-18 Sold (Public Records) $175,000 Public Records
• 2026-02-12 Contingent — ForSaleByOwner.com
• 2026-02-11 Price Changed $180,000 ForSaleByOwner.com
• 2026-02-07 Price Changed $183,500 ForSaleByOwner.com
• 2026-02-03 Price Changed $184,500 ForSaleByOwner.com
• 2026-01-24 Price Changed $185,000 ForSaleByOwner.com
• 2026-01-17 Price Changed $188,000 ForSaleByOwner.com
• 2026-01-03 Price Changed $189,000 ForSaleByOwner.com
• 2025-12-30 Price Changed $189,999 ForSaleByOwner.com
• 2025-12-18 Price Changed $190,000 ForSaleByOwner.com
• 2025-11-30 Price Changed $195,000 ForSaleByOwner.com
• 2025-11-23 Listed $185,000 ForSaleByOwner.com
• 2014-05-09 Sold (MLS) $995 Dayton MLS
• 2014-05-09 Sold (MLS) $995 Dayton MLS
• 2013-09-26 Listed $133,500 Dayton MLS
• 1982-11-02 Sold (Public Records) $50,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,895 · +0.8% YoY. Source: county tax records.