599 N Fairfield Rd · Beavercreek, OH 45430

$176,500

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 5 Days on market

Built 1953 1.15 ac lot $155/sqft · 32% below area Est $258k · 32% under

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Why this score? — see what drove the B- 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 +21.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +6.7/10.0
• Schools +6.6/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all Investors and DIY Enthusiasts! This fixer upper nestled on a 1.036-acre lot in the heart of Beavercreek is within convenient proximity to schools, city arteries, shopping, dining, WPAFB and more! Situated along the City’s current N. Fairfield Rd. reconstruction /road widening project, this property comes with a newly poured driveway turnaround and is adjacent to a newly poured sidewalk. Being sold in As-Is condition. Cash offers only.

Key facts

• 1.036-acre lot
• 1.15 acre lot
• Parking

Tags

• 1.036-ACRE LOT
• NEWLY POURED SIDEWALK

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Carport
• Utilities: Has heating
• Home design: Single-story brick home
• Construction: Brick construction
• Exterior features: Over one-acre residential lot (about 1.036 acres); Residential zoning

Interior

• Kitchen: Main-level kitchen (approx. 16 x 11)
• Bedrooms: Two main-level bedrooms (approx. 10 x 12 and 12 x 12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Cap rate 8.0% vs local median 3.2% in Beavercreek — 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 88/100 on livability (#26 in OH, #239 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, cost of living A+; Watch: commute F.
• Beavercreek City (suburban): math 70% / reading 78% proficiency, ranked #79 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 35 active listings in the ZIP; solid renter incomes; 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $140k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,500

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.26% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 6.6

CMA / ARV

• ARV (median comp): $258,400
• List price: $176,500
• Delta: -31.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
599 N Fairfield Rd	0.00mi	2/1.0	1,136 (0%)	1mo	$140,000	$123	99
3414 Shakertown Rd	0.10mi	3/1.0 (+1)	1,100 (-3%)	4mo	$191,000	$174	82
692 Sueden Dr	0.20mi	3/2.0 (+1)	1,170 (+3%)	12mo	$270,000	$231	67
3454 Longleaf Ave	0.41mi	3/2.0 (+1)	1,248 (+10%)	2mo	$271,000	$217	54
647 Carthage Dr	0.36mi	3/2.0 (+1)	1,227 (+8%)	9mo	$250,900	$204	53
3580 Roselawn Dr	0.43mi	3/2.0 (+1)	1,144 (+1%)	23mo	$245,000	$214	50
3442 Longleaf Ave	0.41mi	3/2.5 (+1)	1,225 (+8%)	9mo	$285,000	$233	49
3631 Roselawn Dr	0.51mi	3/2.0 (+1)	1,098 (-3%)	20mo	$225,000	$205	44
3428 Crab Orchard Ave	0.52mi	3/2.5 (+1)	1,080 (-5%)	18mo	$245,000	$227	41
3700 Echo Hill Ln	0.66mi	3/2.0 (+1)	1,000 (-12%)	12mo	$250,000	$250	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,333
• Equity at exit: $26,317

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $10,796
• Equity at exit: $15,260

Cash invested: $49,420 (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 45430

• Active inventory: 35
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$926
• Tax from tax record: −$510 /mo · $6,125/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $252

Break-even live

Break-even rent $1,911

Max offer price $176,500

Occupancy floor 84%

Sensitivity live

Price	-10% $352	-5% $302	+0% $252	+5% $202	+10% $152
Rent	-10% $76	-5% $164	+0% $252	+5% $340	+10% $428
Rate	-1.0pp $341	-0.5pp $297	base $252	+0.5pp $206	+1.0pp $160

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: $44,125
• Closing costs: $5,295
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending 457-char remark
2. 2026-04-30
   listed $176,500 Active 457-char remark
3. 1985-10-04
   soldstatus $31,300

ⓘ 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: $6,125 · $510/mo
• Projected year-2 tax: $6,125 · $510/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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,759
• − Mortgage interest: −$9,887
• − Property taxes: −$6,125
• − Insurance: −$882
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$5,135
• Taxable income: $449
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $2,917/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: Beavercreek City
• NCES district ID: 3904724
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $80,251
• Composite: 65.55/100
• National rank: #469
• State rank: #79 of 656 in OH

Livability — Beavercreek

• Score: 88/100
• State rank: #26
• US rank: #239

Category grades

Amenities A Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beavercreek, OH
• County: Greene · 199,376 people
• City population: 27,951
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 7,171
• Household income: $107,500
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 4.3

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 (88%)
• Race & ethnicity: White 88% Asian 3% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 2%
• Foreign-born: 6% · South Korea, Vietnam
• Languages at home: 95% English-only · Vietnamese 2% Arabic 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: ▼ -196.70%
• Current HPI: 215.7641
• Rent YoY: —
• Metro: —
• 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

+347.3% since first listed

4 events — show timeline

• 2026-05-27 Sold (MLS) $140,000 Dayton MLS
• 2026-05-05 Pending — Dayton MLS
• 2026-04-30 Listed $176,500 Dayton MLS
• 1985-10-04 Sold (Public Records) $31,300 Public Records

Property tax history

+8.6%/yr

Latest (2025): $6,125 · +12.7% YoY. Source: county tax records.