482 Kalynn Cir #18 · Fairborn, OH 45324

$189,000

3 bd · 2.0 ba · 1,493 sqft · SingleFamily · 198 Days on market

Built 2025 Good condition $127/sqft · 9% below area Est $209k · 9% under ↓ 5% since listing

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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 +13.2/30.0
• ARV discount +11.8/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are searching for a home in a 55+ senior community, we have just the home for you. Located at 482 kalynn circle this 3 bedroom, 2 full bath home has your name on it. Drive into your 2 car garage and enter the home through the laundry room door. The laundry room opens up to the spacious kitchen with wonderful island and cabinets galore. All kitchen appliances convey with the home. The open concept kitchen, dining and living make the home so appealing and inviting. The home is heated and cooled via electric heat pump. The primary bedroom, bathroom and walk-in closet extend all across the back of the home approximately 27 sq. ft. The beautiful ensuite bathroom with the primary bedroom has a large, spacious walk-in shower, loads of storage and convenience. The second bath is located off the hall and is standard with tub/shower combo, great vanity with storage and very convenient to bedroom 2 and 3 plus the living area. This home has so many updates that you really must see what it offers, first hand.

Key facts

• Laundry room
• Electric heat pump
• Spacious kitchen

Tags

• LAUNDRY ROOM
• SPACIOUS KITCHEN
• ELECTRIC FIREPLACE
• ELECTRIC HEAT PUMP
• ENSUITE BATHROOM
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3 ($-39/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (12.7% below list).
• Recommended offer: $165k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 10 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).
• This rent runs 30% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $164,920 (12.7% 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. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $208,782
• List price: $189,000
• Delta: -9.47%
• 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
411 Kalynn Cir #30	0.10mi	3/2.0	1,493 (0%)	2mo	$230,900	$155	94
479 Park Hills Xing #17	0.02mi	2/2.0 (-1)	1,508 (+1%)	5mo	$195,900	$130	88
474 Kalynn Cir #19	0.01mi	2/2.0 (-1)	1,404 (-6%)	1mo	$192,000	$137	84
441 Kalynn Cir #25	0.05mi	3/2.0	1,568 (+5%)	7mo	$160,000	$102	83
833 Savin Hill Ct	0.38mi	3/2.0	1,610 (+8%)	4mo	$307,500	$191	65
268 Oxford Dr	0.30mi	4/2.5 (+1)	1,590 (+6%)	8mo	$225,000	$142	62
462 Faculty Dr	0.74mi	3/2.0	1,528 (+2%)	1mo	$250,000	$164	61
1943 Fraternity Ct	0.74mi	3/2.0	1,528 (+2%)	7mo	$249,900	$164	56
440 Glenhaven Way Unit 754-201	0.67mi	2/2.0 (-1)	1,483 (-1%)	12mo	$294,900	$199	53
1990 Herky Pl	0.69mi	3/2.0	1,348 (-10%)	1mo	$230,500	$171	51
218 Cambridge Dr	0.40mi	3/1.5	1,324 (-11%)	17mo	$177,500	$134	47
2441 Dewpoint Cir	0.65mi	3/2.0	1,676 (+12%)	18mo	$400,000	$239	34

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-26,121
• Equity at exit: $28,181

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-2,556
• Equity at exit: $16,341

Cash invested: $52,920 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-3

Break-even live

Break-even rent $1,653

Max offer price $188,527

Occupancy floor 95%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 Sycamore Dr Fairborn, OH	2.0	2.5	1397	$1,600	$1.15	19d	1	0.31mi
712 Hidden Valley Ct Fairborn, OH	2.0	2.5	1428	$1,325	$0.93	2d	1	0.38mi
18 Old Yellow Springs Rd Fairborn, OH	1.0–3.0	1.0–2.0	805	$1,200	$1.49	14d	9	0.62mi
454 Glenhaven Way Fairborn, OH	2.0	2.0	1311	$2,100	$1.60	3d	1	0.66mi
2394 New Germany Trebein Rd Unit 305 Beavercreek, OH	2.0	2.0	1098	$1,750	$1.59	2d	1	0.78mi
2250 Warbler Ln Fairborn, OH	2.0	2.0	1233	$1,906	$1.55	2d	12	0.93mi
2335 Long Vista Ln Fairborn, OH	2.0	2.0	1366	$1,732	$1.27	2d	11	1.00mi
55 Truman Dr Fairborn, OH	3.0	1.0	1354	$1,545	$1.14	43d	1	1.28mi
1678 Arden Bnd Fairborn, OH	3.0	2.5	1872	$2,400	$1.28	23d	1	1.42mi
1302 Hemmingway Dr Fairborn, OH	2.0	2.0	1098	$1,229	$1.12	14d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $189,000 Active 198 DOM
2. 2026-06-17
   pricedays on market $189,000 Active 197 DOM
3. 2026-06-16
   days on market $199,000 Active 196 DOM
4. 2026-06-15
   days on market $199,000 Active 195 DOM
5. 2026-06-14
   days on market $199,000 Active 193 DOM
6. 2026-06-13
   days on market $199,000 Active 192 DOM
7. 2026-06-10
   days on market $199,000 Active 190 DOM
8. 2026-06-09
   days on market $199,000 Active 189 DOM
9. 2026-06-08
   days on market $199,000 Active 188 DOM
10. 2026-06-07
    days on market $199,000 Active 187 DOM
11. 2026-06-03
    days on market $199,000 Active 183 DOM
12. 2026-06-02
    days on market $199,000 Active 182 DOM
13. 2026-06-01
    days on market $199,000 Active 181 DOM
14. 2026-05-31
    days on market $199,000 Active 180 DOM
15. 2026-04-17
    price $199,000

    Show marketing remark (1018 chars)

    If you are searching for a home in a 55+ senior community, we have just the home for you. Located at 482 kalynn circle this 3 bedroom, 2 full bath home has your name on it. Drive into your 2 car garage and enter the home through the laundry room door. The laundry room opens up to the spacious kitchen with wonderful island and cabinets galore. All kitchen appliances convey with the home. The open concept kitchen, dining and living make the home so appealing and inviting. The home is heated and cooled via electric heat pump. The primary bedroom, bathroom and walk-in closet extend all across the back of the home approximately 27 sq. ft. The beautiful ensuite bathroom with the primary bedroom has a large, spacious walk-in shower, loads of storage and convenience. The second bath is located off the hall and is standard with tub/shower combo, great vanity with storage and very convenient to bedroom 2 and 3 plus the living area. This home has so many updates that you really must see what it offers, first hand.

16. 2026-04-17
    price $199,000 1018-char remark

    Show marketing remark (1018 chars)

    If you are searching for a home in a 55+ senior community, we have just the home for you. Located at 482 kalynn circle this 3 bedroom, 2 full bath home has your name on it. Drive into your 2 car garage and enter the home through the laundry room door. The laundry room opens up to the spacious kitchen with wonderful island and cabinets galore. All kitchen appliances convey with the home. The open concept kitchen, dining and living make the home so appealing and inviting. The home is heated and cooled via electric heat pump. The primary bedroom, bathroom and walk-in closet extend all across the back of the home approximately 27 sq. ft. The beautiful ensuite bathroom with the primary bedroom has a large, spacious walk-in shower, loads of storage and convenience. The second bath is located off the hall and is standard with tub/shower combo, great vanity with storage and very convenient to bedroom 2 and 3 plus the living area. This home has so many updates that you really must see what it offers, first hand.

17. 2026-03-12
    listed $213,900 Active
18. 2025-12-02
    price $213,900 1018-char remark

    Show marketing remark (1018 chars)

    If you are searching for a home in a 55+ senior community, we have just the home for you. Located at 482 kalynn circle this 3 bedroom, 2 full bath home has your name on it. Drive into your 2 car garage and enter the home through the laundry room door. The laundry room opens up to the spacious kitchen with wonderful island and cabinets galore. All kitchen appliances convey with the home. The open concept kitchen, dining and living make the home so appealing and inviting. The home is heated and cooled via electric heat pump. The primary bedroom, bathroom and walk-in closet extend all across the back of the home approximately 27 sq. ft. The beautiful ensuite bathroom with the primary bedroom has a large, spacious walk-in shower, loads of storage and convenience. The second bath is located off the hall and is standard with tub/shower combo, great vanity with storage and very convenient to bedroom 2 and 3 plus the living area. This home has so many updates that you really must see what it offers, first hand.

19. 2025-12-02
    listed $209,900 Active 1018-char remark

    Show marketing remark (1018 chars)

    If you are searching for a home in a 55+ senior community, we have just the home for you. Located at 482 kalynn circle this 3 bedroom, 2 full bath home has your name on it. Drive into your 2 car garage and enter the home through the laundry room door. The laundry room opens up to the spacious kitchen with wonderful island and cabinets galore. All kitchen appliances convey with the home. The open concept kitchen, dining and living make the home so appealing and inviting. The home is heated and cooled via electric heat pump. The primary bedroom, bathroom and walk-in closet extend all across the back of the home approximately 27 sq. ft. The beautiful ensuite bathroom with the primary bedroom has a large, spacious walk-in shower, loads of storage and convenience. The second bath is located off the hall and is standard with tub/shower combo, great vanity with storage and very convenient to bedroom 2 and 3 plus the living area. This home has so many updates that you really must see what it offers, first hand.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,790
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$5,498
• Taxable loss: −$3,241
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $739/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This 3-bedroom, 2-bath home in a 55+ senior community is in good condition with modern updates and a well-maintained exterior. Minor touch-ups and cleaning could further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.2% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $199,000 WRIST
• 2026-04-17 Price Changed $199,000 Dayton MLS
• 2026-03-12 Listed $213,900 WRIST
• 2025-12-02 Price Changed $213,900 Dayton MLS
• 2025-12-02 Listed $209,900 Dayton MLS