323 Mann Ave · Fairborn, OH 45324

$205,000

4 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 99 Days on market

Built 1944 7,145 sqft lot $203/sqft · 49% above area Est $186k · 10% over

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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 +14.5/30.0
• DSCR +4.4/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally remodeled 4 bedroom, 1 bathroom Cape Cod in Fairborn! This property has been completely redone from top to bottom! Updates include all new furnace and A/C, all new windows, new stainless steel appliances, granite countertops, and all new plumbing stack and laterals. Additional cosmetic updates include all new flooring, paint, trim, and more! In the rear, you will find an oversized 24 by 24 detached garage with room for 2 cars and plenty of storage. Schedule a showing today!

Key facts

• Remodeled
• New furnace
• New a c

Tags

• REMODELED
• NEW FURNACE
• NEW A C
• NEW WINDOWS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $47 ($559/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 $174k (15.3% below list).
• Recommended offer: $174k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 5 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 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $127k; list at $205k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,664 (15.3% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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. 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: 0.85% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $186,438
• List price: $205,000
• Delta: 9.96%
• 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
313 Archer Dr	0.14mi	4/1.0	1,008 (0%)	2mo	$185,000	$184	89
249 Archer Dr	0.15mi	3/1.0 (-1)	1,008 (0%)	4mo	$156,000	$155	83
340 Mann	0.05mi	3/1.0 (-1)	984 (-2%)	6mo	$120,000	$122	82
261 Archer Dr	0.14mi	3/1.0 (-1)	1,044 (+4%)	3mo	$185,000	$177	78
112 Mann Ave	0.20mi	3/1.0 (-1)	956 (-5%)	2mo	$164,000	$172	73
317 Archer Dr	0.14mi	4/2.0	1,110 (+10%)	5mo	$183,500	$165	70
340 Holmes Dr	0.06mi	3/2.0 (-1)	1,131 (+12%)	3mo	$189,900	$168	67
730 June Dr	0.45mi	4/1.0	1,064 (+6%)	5mo	$174,000	$164	64
14 Meadow Dr	0.60mi	3/2.0 (-1)	1,025 (+2%)	1mo	$202,000	$197	62
409 Grant St	0.41mi	3/1.0 (-1)	1,120 (+11%)	0mo	$225,000	$201	55
315 Greene St	0.65mi	4/1.0	1,128 (+12%)	3mo	$83,500	$74	45
437 Kirkwood Dr	0.46mi	3/2.0 (-1)	1,156 (+15%)	3mo	$207,900	$180	44

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: -11.9%
• Equity multiple: 0.56×
• Total profit: $-25,345
• Equity at exit: $30,566

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,066
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $47

Break-even live

Break-even rent $1,678

Max offer price $205,000

Occupancy floor 92%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Archer Dr Fairborn, OH	4.0	1.0	1368	$1,700	$1.24	14d	1	0.13mi
24 Rowland Dr Fairborn, OH	3.0	1.0	1152	$1,400	$1.22	3d	1	0.61mi
124 E Lindberg Dr Fairborn, OH	4.0	1.0	1075	$1,495	$1.39	43d	1	0.95mi
1040 S Central Ave Fairborn, OH	3.0	1.0	860	$1,499	$1.74	23d	1	1.08mi
1121 Peidmont Dr Unit Na Fairborn, OH	3.0	2.0	1222	$1,500	$1.23	14d	1	1.12mi

Listing history 23 events

1. 2026-05-19
   status Pending 486-char remark

   Show marketing remark (486 chars)

   Totally remodeled 4 bedroom, 1 bathroom Cape Cod in Fairborn! This property has been completely redone from top to bottom! Updates include all new furnace and A/C, all new windows, new stainless steel appliances, granite countertops, and all new plumbing stack and laterals. Additional cosmetic updates include all new flooring, paint, trim, and more! In the rear, you will find an oversized 24 by 24 detached garage with room for 2 cars and plenty of storage. Schedule a showing today!

2. 2026-05-09
   price $205,000 486-char remark

   Show marketing remark (486 chars)

   Totally remodeled 4 bedroom, 1 bathroom Cape Cod in Fairborn! This property has been completely redone from top to bottom! Updates include all new furnace and A/C, all new windows, new stainless steel appliances, granite countertops, and all new plumbing stack and laterals. Additional cosmetic updates include all new flooring, paint, trim, and more! In the rear, you will find an oversized 24 by 24 detached garage with room for 2 cars and plenty of storage. Schedule a showing today!

3. 2026-04-21
   price $210,000 486-char remark

   Show marketing remark (486 chars)

   Totally remodeled 4 bedroom, 1 bathroom Cape Cod in Fairborn! This property has been completely redone from top to bottom! Updates include all new furnace and A/C, all new windows, new stainless steel appliances, granite countertops, and all new plumbing stack and laterals. Additional cosmetic updates include all new flooring, paint, trim, and more! In the rear, you will find an oversized 24 by 24 detached garage with room for 2 cars and plenty of storage. Schedule a showing today!

4. 2026-04-14
   status Active 486-char remark

   Show marketing remark (486 chars)

   Totally remodeled 4 bedroom, 1 bathroom Cape Cod in Fairborn! This property has been completely redone from top to bottom! Updates include all new furnace and A/C, all new windows, new stainless steel appliances, granite countertops, and all new plumbing stack and laterals. Additional cosmetic updates include all new flooring, paint, trim, and more! In the rear, you will find an oversized 24 by 24 detached garage with room for 2 cars and plenty of storage. Schedule a showing today!

5. 2026-04-14
   price $215,000 486-char remark

   Show marketing remark (486 chars)

   Totally remodeled 4 bedroom, 1 bathroom Cape Cod in Fairborn! This property has been completely redone from top to bottom! Updates include all new furnace and A/C, all new windows, new stainless steel appliances, granite countertops, and all new plumbing stack and laterals. Additional cosmetic updates include all new flooring, paint, trim, and more! In the rear, you will find an oversized 24 by 24 detached garage with room for 2 cars and plenty of storage. Schedule a showing today!

6. 2026-03-14
   status Pending 486-char remark

   Show marketing remark (486 chars)

   Totally remodeled 4 bedroom, 1 bathroom Cape Cod in Fairborn! This property has been completely redone from top to bottom! Updates include all new furnace and A/C, all new windows, new stainless steel appliances, granite countertops, and all new plumbing stack and laterals. Additional cosmetic updates include all new flooring, paint, trim, and more! In the rear, you will find an oversized 24 by 24 detached garage with room for 2 cars and plenty of storage. Schedule a showing today!

7. 2026-02-18
   price $210,000 486-char remark

   Show marketing remark (486 chars)

   Totally remodeled 4 bedroom, 1 bathroom Cape Cod in Fairborn! This property has been completely redone from top to bottom! Updates include all new furnace and A/C, all new windows, new stainless steel appliances, granite countertops, and all new plumbing stack and laterals. Additional cosmetic updates include all new flooring, paint, trim, and more! In the rear, you will find an oversized 24 by 24 detached garage with room for 2 cars and plenty of storage. Schedule a showing today!

8. 2026-01-09
   listed $215,000 Active 486-char remark

   Show marketing remark (486 chars)

   Totally remodeled 4 bedroom, 1 bathroom Cape Cod in Fairborn! This property has been completely redone from top to bottom! Updates include all new furnace and A/C, all new windows, new stainless steel appliances, granite countertops, and all new plumbing stack and laterals. Additional cosmetic updates include all new flooring, paint, trim, and more! In the rear, you will find an oversized 24 by 24 detached garage with room for 2 cars and plenty of storage. Schedule a showing today!

9. 2025-06-09
   soldstatus $127,000 Closed 432-char remark

   Show marketing remark (432 chars)

   Potential rehab, value add rental property or Airbnb available. 4 bedroom, 1.5 bath, full basement, massive 2 car detached garage, fenced yard, above ground pool with deck built around it. Exterior is in great shape, roof and siding are newer. Property interior needs rehab. Needs kitchen and bath remodel. Hardwood floors on first and second floor. Convert the basement half bath to a full bath and finish basement for maximum ARV.

10. 2025-05-24
    status Pending 432-char remark

    Show marketing remark (432 chars)

    Potential rehab, value add rental property or Airbnb available. 4 bedroom, 1.5 bath, full basement, massive 2 car detached garage, fenced yard, above ground pool with deck built around it. Exterior is in great shape, roof and siding are newer. Property interior needs rehab. Needs kitchen and bath remodel. Hardwood floors on first and second floor. Convert the basement half bath to a full bath and finish basement for maximum ARV.

11. 2025-05-13
    status Active 432-char remark

    Show marketing remark (432 chars)

    Potential rehab, value add rental property or Airbnb available. 4 bedroom, 1.5 bath, full basement, massive 2 car detached garage, fenced yard, above ground pool with deck built around it. Exterior is in great shape, roof and siding are newer. Property interior needs rehab. Needs kitchen and bath remodel. Hardwood floors on first and second floor. Convert the basement half bath to a full bath and finish basement for maximum ARV.

12. 2025-05-07
    status Pending 432-char remark

    Show marketing remark (432 chars)

    Potential rehab, value add rental property or Airbnb available. 4 bedroom, 1.5 bath, full basement, massive 2 car detached garage, fenced yard, above ground pool with deck built around it. Exterior is in great shape, roof and siding are newer. Property interior needs rehab. Needs kitchen and bath remodel. Hardwood floors on first and second floor. Convert the basement half bath to a full bath and finish basement for maximum ARV.

13. 2025-04-30
    status Active 432-char remark

    Show marketing remark (432 chars)

    Potential rehab, value add rental property or Airbnb available. 4 bedroom, 1.5 bath, full basement, massive 2 car detached garage, fenced yard, above ground pool with deck built around it. Exterior is in great shape, roof and siding are newer. Property interior needs rehab. Needs kitchen and bath remodel. Hardwood floors on first and second floor. Convert the basement half bath to a full bath and finish basement for maximum ARV.

14. 2025-04-02
    status Pending 432-char remark

    Show marketing remark (432 chars)

    Potential rehab, value add rental property or Airbnb available. 4 bedroom, 1.5 bath, full basement, massive 2 car detached garage, fenced yard, above ground pool with deck built around it. Exterior is in great shape, roof and siding are newer. Property interior needs rehab. Needs kitchen and bath remodel. Hardwood floors on first and second floor. Convert the basement half bath to a full bath and finish basement for maximum ARV.

15. 2025-03-25
    price $135,000 432-char remark

    Show marketing remark (432 chars)

    Potential rehab, value add rental property or Airbnb available. 4 bedroom, 1.5 bath, full basement, massive 2 car detached garage, fenced yard, above ground pool with deck built around it. Exterior is in great shape, roof and siding are newer. Property interior needs rehab. Needs kitchen and bath remodel. Hardwood floors on first and second floor. Convert the basement half bath to a full bath and finish basement for maximum ARV.

16. 2025-03-17
    listed $138,000 Active 432-char remark

    Show marketing remark (432 chars)

    Potential rehab, value add rental property or Airbnb available. 4 bedroom, 1.5 bath, full basement, massive 2 car detached garage, fenced yard, above ground pool with deck built around it. Exterior is in great shape, roof and siding are newer. Property interior needs rehab. Needs kitchen and bath remodel. Hardwood floors on first and second floor. Convert the basement half bath to a full bath and finish basement for maximum ARV.

17. 2025-02-11
    soldstatus $110,000
18. 1994-12-13
    soldstatus $68,000
19. 1994-12-12
    soldstatus $68,000
20. 1993-06-03
    soldstatus $65,000
21. 1989-09-12
    soldstatus $59,500
22. 1986-09-30
    soldstatus $39,000
23. 1986-09-23
    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: $1,979 · $165/mo
• Projected year-2 tax: $2,588 · $216/mo
• Expected delta: +$610/yr (+$51/mo · 30.8%)

ⓘ 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: $20,840
• − Mortgage interest: −$11,483
• − Property taxes: −$1,979
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$5,964
• Taxable loss: −$2,945
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $1,266/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

+540.6% since first listed

23 events — show timeline

• 2026-05-19 Pending — Dayton MLS
• 2026-05-09 Price Changed $205,000 Dayton MLS
• 2026-04-21 Price Changed $210,000 Dayton MLS
• 2026-04-14 Relisted — Dayton MLS
• 2026-04-14 Price Changed $215,000 Dayton MLS
• 2026-03-14 Pending — Dayton MLS
• 2026-02-18 Price Changed $210,000 Dayton MLS
• 2026-01-09 Listed $215,000 Dayton MLS
• 2025-06-09 Sold (MLS) $127,000 Dayton MLS
• 2025-05-24 Pending — Dayton MLS
• 2025-05-13 Relisted — Dayton MLS
• 2025-05-07 Pending — Dayton MLS
• 2025-04-30 Relisted — Dayton MLS
• 2025-04-02 Pending — Dayton MLS
• 2025-03-25 Price Changed $135,000 Dayton MLS
• 2025-03-17 Listed $138,000 Dayton MLS
• 2025-02-11 Sold (Public Records) $110,000 Public Records
• 1994-12-13 Sold (Public Records) $68,000 Public Records
• 1994-12-12 Sold (Public Records) $68,000 Public Records
• 1993-06-03 Sold (Public Records) $65,000 Public Records
• 1989-09-12 Sold (Public Records) $59,500 Public Records
• 1986-09-30 Sold (Public Records) $39,000 Public Records
• 1986-09-23 Sold (Public Records) $32,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,979 · +4.7% YoY. Source: county tax records.