126 South Point Dr · Fairborn, OH 45324

$89,900

4 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 35 Days on market

Built 1991 6,749 sqft lot $60/sqft · 46% below area Est $167k · 46% under $425/mo HOA · 24% of rent ↓ 4% since listing

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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 +27.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained home located in a 55+ community! This spacious 3-bedroom, 2 full bath residence offers a thoughtfully designed split-bedroom floor plan, providing privacy with one bedroom and full bath on one side and two bedrooms with an additional full bath on the other. Step inside to discover all-new flooring throughout and a warm, inviting living area featuring a cozy gas fireplace-perfect for relaxing or entertaining. The home also boasts a large, separate dining room ideal for gatherings and special occasions. Enjoy the convenience of a dedicated laundry area complete with washer and dryer. Outdoor living is just as impressive with a charming covered front porch and a screened-in back patio, perfect for enjoying guiet mornings or evenings. The attached one-car garage provides easy access and leads to the backyard where you'll find an additional storage shed for all your needs. This home has been exceptionally well cared for and is truly move-in ready.

Key facts

• Covered front porch
• Separate dining room
• Gas fireplace

Tags

• SPLIT-BEDROOM FLOOR PLAN
• ALL-NEW FLOORING
• GAS FIREPLACE
• SEPARATE DINING ROOM
• DEDICATED LAUNDRY AREA
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 182 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 24% of rent.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.95% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 4.3

CMA / ARV

• ARV (median comp): $167,349
• List price: $89,900
• Delta: -46.28%
• 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
34 Greene St	0.08mi	3/2.0 (-1)	1,581 (+6%)	2mo	$236,900	$150	79
25 Ohio St	0.07mi	3/1.0 (-1)	1,434 (-4%)	13mo	$140,000	$98	71
104 Frahn Ave	0.28mi	3/1.0 (-1)	1,459 (-2%)	5mo	$171,000	$117	70
320 E Xenia Dr	0.55mi	5/2.0 (+1)	1,524 (+2%)	6mo	$252,000	$165	61
215 Mann Ave	0.58mi	3/1.5 (-1)	1,550 (+4%)	1mo	$185,000	$119	59
849 Princeton Ave	0.41mi	4/2.0	1,333 (-11%)	7mo	$180,000	$135	57
308 E Xenia Dr	0.53mi	3/1.0 (-1)	1,410 (-6%)	2mo	$234,000	$166	55
101 Powell Ave	0.30mi	3/1.5 (-1)	1,342 (-10%)	14mo	$155,000	$115	51
25 Westport Dr	0.69mi	4/1.0	1,598 (+7%)	9mo	$124,000	$78	44
442 Kirkwood Dr	0.72mi	3/1.0 (-1)	1,442 (-3%)	10mo	$197,800	$137	44
328 Mann Ave	0.61mi	3/2.5 (-1)	1,692 (+13%)	10mo	$184,900	$109	34
619 Preservation St	0.74mi	3/2.5 (-1)	1,348 (-10%)	14mo	$319,900	$237	31

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: 6.9%
• Equity multiple: 1.29×
• Total profit: $7,177
• Equity at exit: $13,404

10-year hold

• IRR: 19.8%
• Equity multiple: 3.00×
• Total profit: $50,384
• Equity at exit: $7,773

Cash invested: $25,172 (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: 182
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$471
• Tax from tax record: −$191 /mo · $2,295/yr
• Insurance: −$37
• HOA: −$425
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $258

Break-even live

Break-even rent $1,424

Max offer price $89,900

Occupancy floor 80%

Sensitivity live

Price	-10% $309	-5% $283	+0% $258	+5% $233	+10% $207
Rent	-10% $120	-5% $189	+0% $258	+5% $327	+10% $396
Rate	-1.0pp $303	-0.5pp $281	base $258	+0.5pp $235	+1.0pp $211

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	45d	1	0.49mi
24 Rowland Dr Fairborn, OH	3.0	1.0	1152	$1,400	$1.22	4d	1	0.51mi
333 Archer Dr Fairborn, OH	4.0	1.0	1368	$1,700	$1.24	15d	1	0.81mi
21 Schneider Dr Unit Na Fairborn, OH	3.0	1.5	1543	$1,850	$1.20	15d	1	0.92mi
408 Margaret Dr Fairborn, OH	4.0	2.0	1615	$1,850	$1.15	4d	1	1.06mi

HOA detail

• Monthly dues: $425 · $5,100/yr
• Likely covers: gas

Listing history 7 events

1. 2026-05-31
   status $89,900 Pending 35 DOM
2. 2026-05-12
   status Pending 995-char remark

   Show marketing remark (1003 chars)

   Welcome to this beautifully maintained home located in a desirable 55=community! This spacious 3-bedroom, 2 full bath residence offers a thoughtfully designed split-bedroom floor plan, providing privacy with one bedroom and full bath on one side and two bedrooms with an additional full bath on the other. Step inside to discover all-new flooring throughout and a warm inviting living area featuring a cozy gas fireplace-perfect for relaxing or entertaining. The home also boasts a large, separate dining room ideal for gatherings and special occasions. Enjoy the convenience of a dedicated laundry area complete with washer and dryer. Outdoor living is just as impressive with a charming covered front porch and a screened-in back patio, perfect for enjoying quiet mornings or evenings. The attached one-car garage provides easy access and leads to the backyard where you'll find an additional storage shed for all your needs. This home has been exceptionally well cared for and is truly move-in ready.

3. 2026-05-12
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to this beautifully maintained home located in a desirable 55=community! This spacious 3-bedroom, 2 full bath residence offers a thoughtfully designed split-bedroom floor plan, providing privacy with one bedroom and full bath on one side and two bedrooms with an additional full bath on the other. Step inside to discover all-new flooring throughout and a warm inviting living area featuring a cozy gas fireplace-perfect for relaxing or entertaining. The home also boasts a large, separate dining room ideal for gatherings and special occasions. Enjoy the convenience of a dedicated laundry area complete with washer and dryer. Outdoor living is just as impressive with a charming covered front porch and a screened-in back patio, perfect for enjoying quiet mornings or evenings. The attached one-car garage provides easy access and leads to the backyard where you'll find an additional storage shed for all your needs. This home has been exceptionally well cared for and is truly move-in ready.

4. 2026-05-11
   price $89,900 1003-char remark

   Show marketing remark (995 chars)

   Welcome to this beautifully maintained home located in a 55+ community! This spacious 3-bedroom, 2 full bath residence offers a thoughtfully designed split-bedroom floor plan, providing privacy with one bedroom and full bath on one side and two bedrooms with an additional full bath on the other. Step inside to discover all-new flooring throughout and a warm, inviting living area featuring a cozy gas fireplace-perfect for relaxing or entertaining. The home also boasts a large, separate dining room ideal for gatherings and special occasions. Enjoy the convenience of a dedicated laundry area complete with washer and dryer. Outdoor living is just as impressive with a charming covered front porch and a screened-in back patio, perfect for enjoying guiet mornings or evenings. The attached one-car garage provides easy access and leads to the backyard where you'll find an additional storage shed for all your needs. This home has been exceptionally well cared for and is truly move-in ready.

5. 2026-05-11
   price $89,900 995-char remark

   Show marketing remark (995 chars)

   Welcome to this beautifully maintained home located in a 55+ community! This spacious 3-bedroom, 2 full bath residence offers a thoughtfully designed split-bedroom floor plan, providing privacy with one bedroom and full bath on one side and two bedrooms with an additional full bath on the other. Step inside to discover all-new flooring throughout and a warm, inviting living area featuring a cozy gas fireplace-perfect for relaxing or entertaining. The home also boasts a large, separate dining room ideal for gatherings and special occasions. Enjoy the convenience of a dedicated laundry area complete with washer and dryer. Outdoor living is just as impressive with a charming covered front porch and a screened-in back patio, perfect for enjoying guiet mornings or evenings. The attached one-car garage provides easy access and leads to the backyard where you'll find an additional storage shed for all your needs. This home has been exceptionally well cared for and is truly move-in ready.

6. 2026-04-13
   listed $93,900 Active 995-char remark

   Show marketing remark (995 chars)

   Welcome to this beautifully maintained home located in a 55+ community! This spacious 3-bedroom, 2 full bath residence offers a thoughtfully designed split-bedroom floor plan, providing privacy with one bedroom and full bath on one side and two bedrooms with an additional full bath on the other. Step inside to discover all-new flooring throughout and a warm, inviting living area featuring a cozy gas fireplace-perfect for relaxing or entertaining. The home also boasts a large, separate dining room ideal for gatherings and special occasions. Enjoy the convenience of a dedicated laundry area complete with washer and dryer. Outdoor living is just as impressive with a charming covered front porch and a screened-in back patio, perfect for enjoying guiet mornings or evenings. The attached one-car garage provides easy access and leads to the backyard where you'll find an additional storage shed for all your needs. This home has been exceptionally well cared for and is truly move-in ready.

7. 2026-04-12
   listed $93,900 Active 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to this beautifully maintained home located in a desirable 55=community! This spacious 3-bedroom, 2 full bath residence offers a thoughtfully designed split-bedroom floor plan, providing privacy with one bedroom and full bath on one side and two bedrooms with an additional full bath on the other. Step inside to discover all-new flooring throughout and a warm inviting living area featuring a cozy gas fireplace-perfect for relaxing or entertaining. The home also boasts a large, separate dining room ideal for gatherings and special occasions. Enjoy the convenience of a dedicated laundry area complete with washer and dryer. Outdoor living is just as impressive with a charming covered front porch and a screened-in back patio, perfect for enjoying quiet mornings or evenings. The attached one-car garage provides easy access and leads to the backyard where you'll find an additional storage shed for all your needs. This home has been exceptionally well cared for and is truly move-in ready.

ⓘ 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: $2,295 · $191/mo
• Projected year-2 tax: $2,295 · $191/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 4/10 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: $21,010
• − Mortgage interest: −$5,036
• − Property taxes: −$2,295
• − Insurance: −$450
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − HOA: −$5,100
• − Depreciation: −$2,615
• Taxable income: $2,153
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $2,579/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

-4.3% since first listed

6 events — show timeline

• 2026-05-12 Pending — Dayton MLS
• 2026-05-12 Pending — WRIST
• 2026-05-11 Price Changed $89,900 WRIST
• 2026-05-11 Price Changed $89,900 Dayton MLS
• 2026-04-13 Listed $93,900 Dayton MLS
• 2026-04-12 Listed $93,900 WRIST

Property tax history

+2.2%/yr

Latest (2025): $2,295 · +0.8% YoY. Source: county tax records.