2106 Wellington Ct · Fairborn, OH 45324

$125,000

2 bd · 2.5 ba · 1,280 sqft · Condo public records · 2 Days on market

Built 1975 $315/mo HOA · 22% of rent

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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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +3.9/5.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-story Williamsburg style townhouse offering care-free living in a peaceful setting. Great floorplan with 1,280 sq ft of comfortable living space, 2 bdrms, 2.5 baths, covered 2-car carport, fence yard and handy shed for storage. Features include a spacious primary suite with private shower bath and dressing area, a large second bedroom, and a full hall bath upstairs, plus a convenient half bath on the main level for guests. Enjoy the bright first floor living space with living rm/dining rm combo and kitchen with large eat in breakfast area. This home is largely original and ready for your personal touches, offering a great opportunity to update and build equity. Perfect for homeow

Key facts

• Fenced yard
• Private clubhouse
• Convenient half bath

Tags

• 2 STORY TOWNHOUSE
• PRIVATE CLUBHOUSE
• CONVENIENT HALF BATH
• FENCED YARD
• HANDY SHED FOR STORAGE
• QUICK ACCESS TO HIGHWAY

Property features AI

Finance

• Other: Property listed for sale
• HOA & community: Homeowners association (Rona Village of Fairborn); Association fee $315 monthly; HOA amenities include clubhouse, grounds and structure maintenance, playground, pool(s), and snow removal

Exterior

• Parking: 2-car garage; Carport
• Utilities: Public water; Storm sewer; Sewer available; Water available
• Home design: 2-story home; Entry level: 1
• Construction: Brick construction; Slab foundation
• Exterior features: Fenced yard; Patio; Storage; Shed(s)

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Disposal
• Bedrooms: Bedroom on second level
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Total of 8 rooms; Entry/foyer; Breakfast nook; Dining room; Living room; Utility room
• Laundry & utility: Washer; Dryer; Water softener; Electric water heater; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-17 ($-207/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (2.4% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $122k (2.4% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $83k; list at $125k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $121,947 (2.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.75% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.51×
• Total profit: $-17,186
• Equity at exit: $18,638

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,674
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$52
• HOA: −$315
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-17

Break-even live

Break-even rent $1,425

Max offer price $121,947

Occupancy floor 96%

Sensitivity live

Price	-10% $53	-5% $18	+0% $-17	+5% $-53	+10% $-88
Rent	-10% $-128	-5% $-73	+0% $-17	+5% $38	+10% $94
Rate	-1.0pp $46	-0.5pp $15	base $-17	+0.5pp $-50	+1.0pp $-83

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Charleston Ct Unit 1102 Fairborn, OH	2.0	1.5	1200	$1,500	$1.25	4d	1	0.09mi
1102 Charleston Ct Unit 1102 Fairborn, OH	2.0	1.5	1200	$1,500	$1.25	21d	1	0.09mi
1123 Charleston Ct Unit 1123 Fairborn, OH	2.0	1.5	1360	$1,250	$0.92	45d	1	0.11mi
1121 Peidmont Dr Unit Na Fairborn, OH	3.0	2.0	1222	$1,500	$1.23	16d	1	1.09mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $125,000 Active 2 DOM

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,593 · $133/mo
• Expected delta: +$357/yr (+$30/mo · 28.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°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: $16,835
• − Mortgage interest: −$7,002
• − Property taxes: −$1,236
• − Insurance: −$625
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$3,780
• − Depreciation: −$3,636
• Taxable loss: −$2,138
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $306/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

+155.1% since first listed

4 events — show timeline

• 2026-06-19 Listed $125,000 Dayton MLS
• 2005-08-04 Sold (Public Records) $82,900 Public Records
• 2002-07-12 Sold (Public Records) $67,800 Public Records
• 1984-05-04 Sold (Public Records) $49,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,236 · -0.5% YoY. Source: county tax records.