1108 Lexington Ave · Fairborn, OH 45324

$134,900

2 bd · 1.0 ba · 976 sqft · SingleFamily public records · 303 Days on market

Built 1950 6,250 sqft lot $138/sqft · 16% below area Est $161k · 16% 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 +16.5/30.0
• ARV discount +14.8/15.0
• DSCR +5.1/10.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back On Market, with a BRAND NEW roof and gutters to be installed, and OFFERED at the SAME PRICE. Welcome to 1108 Lexington Ave. , Fairborn, OH 45324! This 2-bedroom, 1-bath ranch offers nearly 1,000 sq. ft. of living space and is full of charm and potential. Inside, you’ll love the original hardwood floors and the cozy, functional layout. The home features two comfortable bedrooms, a full bath, and a bright living area that flows easily into the kitchen. Step outside to enjoy a fully fenced backyard, ideal for pets, kids, or entertaining, plus a 1.5-car detached garage with room for storage. Conveniently located just minutes from Wright-Patterson Air Force Base, The Greene, and I-675, this home offers quick access to shopping, dining, and major employers. Whether you’re searching for the perfect starter home or a great investment property, this Fairborn ranch checks all the boxes. Don’t miss your chance to make it yours!

Key facts

• Detached garage
• 6,250 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• FULLY FENCED BACKYARD
• DETACHED GARAGE
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $79 ($942/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 $119k (11.8% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 18 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $135k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.88% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (median comp): $161,166
• List price: $134,900
• Delta: -16.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Beech St	0.17mi	3/1.0 (+1)	1,008 (+3%)	1mo	$130,000	$129	81
1267 Beech St	0.27mi	3/1.0 (+1)	1,008 (+3%)	3mo	$165,000	$164	75
135 E Garland Ave	0.30mi	3/1.0 (+1)	1,008 (+3%)	4mo	$200,000	$198	72
104 E Garland Ave	0.34mi	3/1.0 (+1)	1,008 (+3%)	5mo	$189,900	$188	70
45 Regina Dr	0.50mi	2/1.0	924 (-5%)	2mo	$137,900	$149	66
1230 Ironwood Dr	0.39mi	3/1.0 (+1)	925 (-5%)	4mo	$167,000	$181	65
1330 Kapok St	0.51mi	3/1.0 (+1)	925 (-5%)	1mo	$155,000	$168	62
1222 Hemlock Dr	0.34mi	3/1.0 (+1)	1,056 (+8%)	4mo	$182,900	$173	62
141 Locust Dr	0.48mi	3/1.0 (+1)	925 (-5%)	5mo	$143,000	$155	60
1230 Hemlock Dr	0.35mi	3/1.0 (+1)	1,092 (+12%)	5mo	$175,000	$160	55
201 State St	0.62mi	3/1.0 (+1)	925 (-5%)	3mo	$104,000	$112	54
184 Pat Ln	0.39mi	3/1.0 (+1)	840 (-14%)	4mo	$160,001	$190	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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-13,503
• Equity at exit: $20,114

10-year hold

• IRR: 3.1%
• Equity multiple: 1.25×
• Total profit: $9,254
• Equity at exit: $11,664

Cash invested: $37,772 (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: $1,189 high
• Mortgage (P&I): −$707
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $79

Break-even live

Break-even rent $1,090

Max offer price $134,900

Occupancy floor 88%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	23d	1	0.16mi
1033 Victoria Ave Fairborn, OH	2.0	1.0	768	$1,300	$1.69	14d	1	0.24mi
212 High St Fairborn, OH	2.0	1.0	908	$1,200	$1.32	14d	1	0.56mi
345 1/2 Lovington Dr Fairborn, OH	1.0	1.0	575	$675	$1.17	23d	1	0.67mi
345 1/2 Lovington Dr Fairborn, OH	1.0	1.0	575	$675	$1.17	43d	1	0.67mi
317 Arms Dr Fairborn, OH	1.0	1.0	575	$645	$1.12	43d	1	0.70mi
316 Lovington Dr Fairborn, OH	1.0	1.0	575	$675	$1.17	43d	1	0.71mi
1527 Miami Ave Fairborn, OH	2.0	1.0	900	$1,100	$1.22	3d	1	1.10mi
1529 Miami Ave Fairborn, OH	2.0	1.0	900	$1,000	$1.11	3d	1	1.10mi
221 N Central Ave Fairborn, OH	2.0	1.0	693	$1,201	$1.73	2d	3	1.21mi
388 Morris Dr Unit 390 Fairborn, OH	2.0	1.0	900	$1,100	$1.22	43d	1	1.22mi
1647 Stewart Blvd Unit 1645 Fairborn, OH	2.0	1.5	1024	$900	$0.88	23d	1	1.27mi
408 Patterson St Fairborn, OH	3.0	1.0	988	$1,400	$1.42	11d	1	1.31mi
281 Orville St Fairborn, OH	2.0	1.0	850	$899	$1.06	14d	1	1.32mi
165 W Funderburg Rd Fairborn, OH	2.0	1.0	827	$995	$1.20	2d	2	1.33mi
621 Koogler St Fairborn, OH	1.0	1.0	780	$835	$1.07	21d	1	1.35mi
1802 Montgomery Ave #1804 Fairborn, OH	2.0	1.0	806	$975	$1.21	23d	1	1.43mi
618 Jefferson St Fairborn, OH	2.0	1.0	900	$900	$1.00	3d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $134,900 Active 303 DOM
2. 2026-06-17
   days on market $134,900 Active 302 DOM
3. 2026-06-16
   days on market $134,900 Active 301 DOM
4. 2026-06-15
   days on market $134,900 Active 300 DOM
5. 2026-06-14
   days on market $134,900 Active 298 DOM
6. 2026-06-13
   days on market $134,900 Active 297 DOM
7. 2026-06-10
   days on market $134,900 Active 295 DOM
8. 2026-06-09
   days on market $134,900 Active 294 DOM
9. 2026-06-08
   days on market $134,900 Active 293 DOM
10. 2026-06-07
    days on market $134,900 Active 292 DOM
11. 2026-06-03
    days on market $134,900 Active 288 DOM
12. 2026-06-02
    days on market $134,900 Active 287 DOM
13. 2026-06-01
    days on market $134,900 Active 286 DOM
14. 2026-05-31
    days on market $134,900 Active 285 DOM
15. 2026-05-12
    status Active 953-char remark

    Show marketing remark (953 chars)

    Back On Market, with a BRAND NEW roof and gutters to be installed, and OFFERED at the SAME PRICE. Welcome to 1108 Lexington Ave. , Fairborn, OH 45324! This 2-bedroom, 1-bath ranch offers nearly 1,000 sq. ft. of living space and is full of charm and potential. Inside, you’ll love the original hardwood floors and the cozy, functional layout. The home features two comfortable bedrooms, a full bath, and a bright living area that flows easily into the kitchen. Step outside to enjoy a fully fenced backyard, ideal for pets, kids, or entertaining, plus a 1.5-car detached garage with room for storage. Conveniently located just minutes from Wright-Patterson Air Force Base, The Greene, and I-675, this home offers quick access to shopping, dining, and major employers. Whether you’re searching for the perfect starter home or a great investment property, this Fairborn ranch checks all the boxes. Don’t miss your chance to make it yours!

16. 2026-04-01
    historical ActiveUnderContract 953-char remark

    Show marketing remark (953 chars)

    Back On Market, with a BRAND NEW roof and gutters to be installed, and OFFERED at the SAME PRICE. Welcome to 1108 Lexington Ave. , Fairborn, OH 45324! This 2-bedroom, 1-bath ranch offers nearly 1,000 sq. ft. of living space and is full of charm and potential. Inside, you’ll love the original hardwood floors and the cozy, functional layout. The home features two comfortable bedrooms, a full bath, and a bright living area that flows easily into the kitchen. Step outside to enjoy a fully fenced backyard, ideal for pets, kids, or entertaining, plus a 1.5-car detached garage with room for storage. Conveniently located just minutes from Wright-Patterson Air Force Base, The Greene, and I-675, this home offers quick access to shopping, dining, and major employers. Whether you’re searching for the perfect starter home or a great investment property, this Fairborn ranch checks all the boxes. Don’t miss your chance to make it yours!

17. 2025-12-09
    price $134,900 953-char remark

    Show marketing remark (953 chars)

    Back On Market, with a BRAND NEW roof and gutters to be installed, and OFFERED at the SAME PRICE. Welcome to 1108 Lexington Ave. , Fairborn, OH 45324! This 2-bedroom, 1-bath ranch offers nearly 1,000 sq. ft. of living space and is full of charm and potential. Inside, you’ll love the original hardwood floors and the cozy, functional layout. The home features two comfortable bedrooms, a full bath, and a bright living area that flows easily into the kitchen. Step outside to enjoy a fully fenced backyard, ideal for pets, kids, or entertaining, plus a 1.5-car detached garage with room for storage. Conveniently located just minutes from Wright-Patterson Air Force Base, The Greene, and I-675, this home offers quick access to shopping, dining, and major employers. Whether you’re searching for the perfect starter home or a great investment property, this Fairborn ranch checks all the boxes. Don’t miss your chance to make it yours!

18. 2025-11-06
    price $139,900 953-char remark

    Show marketing remark (953 chars)

    Back On Market, with a BRAND NEW roof and gutters to be installed, and OFFERED at the SAME PRICE. Welcome to 1108 Lexington Ave. , Fairborn, OH 45324! This 2-bedroom, 1-bath ranch offers nearly 1,000 sq. ft. of living space and is full of charm and potential. Inside, you’ll love the original hardwood floors and the cozy, functional layout. The home features two comfortable bedrooms, a full bath, and a bright living area that flows easily into the kitchen. Step outside to enjoy a fully fenced backyard, ideal for pets, kids, or entertaining, plus a 1.5-car detached garage with room for storage. Conveniently located just minutes from Wright-Patterson Air Force Base, The Greene, and I-675, this home offers quick access to shopping, dining, and major employers. Whether you’re searching for the perfect starter home or a great investment property, this Fairborn ranch checks all the boxes. Don’t miss your chance to make it yours!

19. 2025-10-27
    price $144,900 953-char remark

    Show marketing remark (953 chars)

    Back On Market, with a BRAND NEW roof and gutters to be installed, and OFFERED at the SAME PRICE. Welcome to 1108 Lexington Ave. , Fairborn, OH 45324! This 2-bedroom, 1-bath ranch offers nearly 1,000 sq. ft. of living space and is full of charm and potential. Inside, you’ll love the original hardwood floors and the cozy, functional layout. The home features two comfortable bedrooms, a full bath, and a bright living area that flows easily into the kitchen. Step outside to enjoy a fully fenced backyard, ideal for pets, kids, or entertaining, plus a 1.5-car detached garage with room for storage. Conveniently located just minutes from Wright-Patterson Air Force Base, The Greene, and I-675, this home offers quick access to shopping, dining, and major employers. Whether you’re searching for the perfect starter home or a great investment property, this Fairborn ranch checks all the boxes. Don’t miss your chance to make it yours!

20. 2025-08-19
    listed $149,900 Active 953-char remark

    Show marketing remark (953 chars)

    Back On Market, with a BRAND NEW roof and gutters to be installed, and OFFERED at the SAME PRICE. Welcome to 1108 Lexington Ave. , Fairborn, OH 45324! This 2-bedroom, 1-bath ranch offers nearly 1,000 sq. ft. of living space and is full of charm and potential. Inside, you’ll love the original hardwood floors and the cozy, functional layout. The home features two comfortable bedrooms, a full bath, and a bright living area that flows easily into the kitchen. Step outside to enjoy a fully fenced backyard, ideal for pets, kids, or entertaining, plus a 1.5-car detached garage with room for storage. Conveniently located just minutes from Wright-Patterson Air Force Base, The Greene, and I-675, this home offers quick access to shopping, dining, and major employers. Whether you’re searching for the perfect starter home or a great investment property, this Fairborn ranch checks all the boxes. Don’t miss your chance to make it yours!

21. 1999-10-07
    soldstatus $67,000
22. 1991-06-10
    soldstatus $43,900
23. 1986-07-16
    soldstatus $32,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,636 · $136/mo
• Expected delta: +$469/yr (+$39/mo · 40.2%)

ⓘ 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 2/10 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: $14,270
• − Mortgage interest: −$7,556
• − Property taxes: −$1,167
• − Insurance: −$674
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,924
• Taxable loss: −$1,336
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $1,263/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

+321.6% since first listed

9 events — show timeline

• 2026-05-12 Relisted — Dayton MLS
• 2026-04-01 Contingent — Dayton MLS
• 2025-12-09 Price Changed $134,900 Dayton MLS
• 2025-11-06 Price Changed $139,900 Dayton MLS
• 2025-10-27 Price Changed $144,900 Dayton MLS
• 2025-08-19 Listed $149,900 Dayton MLS
• 1999-10-07 Sold (Public Records) $67,000 Public Records
• 1991-06-10 Sold (Public Records) $43,900 Public Records
• 1986-07-16 Sold (Public Records) $32,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,167 · +0.8% YoY. Source: county tax records.