44 Rockland Dr · Fairborn, OH 45324

$159,900

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 21 Days on market

Built 1955 6,026 sqft lot $196/sqft · 8% above area Est $148k · 8% over

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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 +15.1/30.0
• DSCR +4.6/10.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• ARV discount +3.7/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally updated 3 bedroom ranch and ready to move into home. This home has been updated from top to bottom including: new roof 11/19, new a/c 6/20, new water heater 5/21, new kitchen cabinets & sink 8/21, new bath tub, surround, toilet, sink/vanity, mirror, exhaust fan8/21, new bedroom carpet, vinyl plank flooring throughout 8/21, new door hardware too and the whole house was completely painted 8/21. The home also features newer double paned widows that tilt in for easy cleaning, glass top range and microwave. There is a good sized covered patio in the backyard that is fenced and a free standing shed for storage. All you need to do is just move in and sit down and enjoy your new home. This would be a great starter home.

Key facts

• 6,026 sq ft lot
• Built 1955
• Listed 21 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer); Cable available
• Home design: Single-story; New construction; Frame construction with vinyl siding; Slab foundation
• Construction: Frame construction with vinyl siding; Slab foundation
• Exterior features: Fenced yard; Patio; Storage shed

Interior

• Kitchen: Eat-in kitchen; Microwave; Range; Refrigerator
• Bedrooms: Three main-level bedrooms (approx. 12 x 8, 12 x 12, 12 x 10)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Double-pane windows; Laminate counters

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $51 ($617/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 $141k (11.9% below list).
• Recommended offer: $141k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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

• It's been on market 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $110k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,830 (11.9% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.88% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $147,560
• List price: $159,900
• Delta: 8.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Marchmont Dr	0.17mi	3/1.0	816 (0%)	2mo	$177,000	$217	90
97 Marchmont Dr	0.28mi	3/1.0	816 (0%)	4mo	$174,000	$213	83
184 Pat Ln	0.41mi	3/1.0	840 (+3%)	4mo	$160,001	$190	73
849 Flintridge Dr	0.42mi	2/1.0 (-1)	792 (-3%)	3mo	$145,000	$183	68
45 Regina Dr	0.10mi	2/1.0 (-1)	924 (+13%)	2mo	$137,900	$149	67
244 Pat Ln	0.36mi	2/1.0 (-1)	744 (-9%)	1mo	$77,000	$103	63
1014 Victoria Ave	0.63mi	2/1.0 (-1)	816 (0%)	6mo	$120,000	$147	61
230 Pat Ln	0.36mi	2/1.0 (-1)	744 (-9%)	5mo	$115,000	$155	59
818 Flintridge Dr	0.44mi	2/1.0 (-1)	744 (-9%)	3mo	$125,000	$168	58
153 N Diana Ln	0.52mi	2/1.0 (-1)	744 (-9%)	1mo	$144,000	$194	55
15 N Diana Ln	0.58mi	2/1.0 (-1)	744 (-9%)	2mo	$145,000	$195	51
1033 Victoria	0.65mi	2/1.0 (-1)	768 (-6%)	6mo	$120,000	$156	50

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: -11.2%
• Equity multiple: 0.58×
• Total profit: $-18,640
• Equity at exit: $23,842

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $5,343
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$839
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $51

Break-even live

Break-even rent $1,343

Max offer price $159,900

Occupancy floor 91%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 E Lindberg Dr Fairborn, OH	4.0	1.0	1075	$1,495	$1.39	43d	1	0.49mi
1040 S Central Ave Fairborn, OH	3.0	1.0	860	$1,499	$1.74	23d	1	0.58mi
1033 Victoria Ave Fairborn, OH	2.0	1.0	768	$1,300	$1.69	14d	1	0.66mi
212 High St Fairborn, OH	2.0	1.0	908	$1,200	$1.32	14d	1	0.95mi
388 Morris Dr Unit 390 Fairborn, OH	2.0	1.0	900	$1,100	$1.22	43d	1	1.22mi
221 N Central Ave Fairborn, OH	2.0	1.0	693	$1,201	$1.73	2d	3	1.38mi
618 Jefferson St Fairborn, OH	2.0	1.0	900	$900	$1.00	3d	1	1.41mi
1527 Miami Ave Fairborn, OH	2.0	1.0	900	$1,100	$1.22	3d	1	1.44mi
1529 Miami Ave Fairborn, OH	2.0	1.0	900	$1,000	$1.11	3d	1	1.44mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $159,900 Pending 21 DOM
2. 2026-06-03
   days on market $159,900 Active 19 DOM
3. 2026-06-02
   days on market $159,900 Active 18 DOM
4. 2026-06-01
   days on market $159,900 Active 17 DOM
5. 2026-05-31
   days on market $159,900 Active 16 DOM
6. 2026-05-15
   listed $159,900 Active 815-char remark
7. 2021-10-07
   soldstatus $110,000
8. 2021-09-16
   soldstatus $110,000 Sold 736-char remark

   Show marketing remark (736 chars)

   Totally updated 3 bedroom ranch and ready to move into home. This home has been updated from top to bottom including: new roof 11/19, new a/c 6/20, new water heater 5/21, new kitchen cabinets & sink 8/21, new bath tub, surround, toilet, sink/vanity, mirror, exhaust fan8/21, new bedroom carpet, vinyl plank flooring throughout 8/21, new door hardware too and the whole house was completely painted 8/21. The home also features newer double paned widows that tilt in for easy cleaning, glass top range and microwave. There is a good sized covered patio in the backyard that is fenced and a free standing shed for storage. All you need to do is just move in and sit down and enjoy your new home. This would be a great starter home.

9. 2021-09-16
   soldstatus $110,000 Closed 736-char remark

   Show marketing remark (736 chars)

   Totally updated 3 bedroom ranch and ready to move into home. This home has been updated from top to bottom including: new roof 11/19, new a/c 6/20, new water heater 5/21, new kitchen cabinets & sink 8/21, new bath tub, surround, toilet, sink/vanity, mirror, exhaust fan8/21, new bedroom carpet, vinyl plank flooring throughout 8/21, new door hardware too and the whole house was completely painted 8/21. The home also features newer double paned widows that tilt in for easy cleaning, glass top range and microwave. There is a good sized covered patio in the backyard that is fenced and a free standing shed for storage. All you need to do is just move in and sit down and enjoy your new home. This would be a great starter home.

10. 2021-08-30
    status Pending 736-char remark

    Show marketing remark (736 chars)

    Totally updated 3 bedroom ranch and ready to move into home. This home has been updated from top to bottom including: new roof 11/19, new a/c 6/20, new water heater 5/21, new kitchen cabinets & sink 8/21, new bath tub, surround, toilet, sink/vanity, mirror, exhaust fan8/21, new bedroom carpet, vinyl plank flooring throughout 8/21, new door hardware too and the whole house was completely painted 8/21. The home also features newer double paned widows that tilt in for easy cleaning, glass top range and microwave. There is a good sized covered patio in the backyard that is fenced and a free standing shed for storage. All you need to do is just move in and sit down and enjoy your new home. This would be a great starter home.

11. 2021-08-23
    listed $124,900 Active 736-char remark

    Show marketing remark (736 chars)

    Totally updated 3 bedroom ranch and ready to move into home. This home has been updated from top to bottom including: new roof 11/19, new a/c 6/20, new water heater 5/21, new kitchen cabinets & sink 8/21, new bath tub, surround, toilet, sink/vanity, mirror, exhaust fan8/21, new bedroom carpet, vinyl plank flooring throughout 8/21, new door hardware too and the whole house was completely painted 8/21. The home also features newer double paned widows that tilt in for easy cleaning, glass top range and microwave. There is a good sized covered patio in the backyard that is fenced and a free standing shed for storage. All you need to do is just move in and sit down and enjoy your new home. This would be a great starter home.

12. 1985-09-30
    soldstatus $20,900

ⓘ 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: $1,872 · $156/mo
• Projected year-2 tax: $2,183 · $182/mo
• Expected delta: +$311/yr (+$26/mo · 16.6%)

ⓘ 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: $16,900
• − Mortgage interest: −$8,957
• − Property taxes: −$1,872
• − Insurance: −$800
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$4,652
• Taxable loss: −$2,085
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $1,117/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

+665.1% since first listed

8 events — show timeline

• 2026-06-05 Pending — Dayton MLS
• 2026-05-15 Listed $159,900 Dayton MLS
• 2021-10-07 Sold (Public Records) $110,000 Public Records
• 2021-09-16 Sold (MLS) $110,000 Dayton MLS
• 2021-09-16 Sold (MLS) $110,000 Dayton MLS
• 2021-08-30 Pending — Dayton MLS
• 2021-08-23 Listed $124,900 Dayton MLS
• 1985-09-30 Sold (Public Records) $20,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,872 · -1.2% YoY. Source: county tax records.