281 Fairway Dr · Fairborn, OH 45324

$110,000

4 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 15 Days on market

Built 1967 8,712 sqft lot $79/sqft · 65% below area Est $219k · 50% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

NOTE: More pics posted 5/5/2026! Tri-level in lovely Park Hills neighborhood. Property is ready for you to add your personal touches! Oversized room addition in the rear that leads to concrete pad with working hot tub. Fenced yard. Good home for investor OR owner-occupant. Ample storage throughout. Conveniently located to grocery, shopping and restaurants in Fairborn and Fairfield Mall. Minutes from I-675, Wright State University and WPAFB and Community Park. Whole house and termite inspections have been performed and are available for review. Property will sell to a high bidder above an incredibly low minimum bid of ONLY $110,000. ! 10% Buyer's Premium in effect. AUCTION: THURSDAY MAY 14,

Key facts

• Concrete pad
• Fenced yard
• Working hot tub

Tags

• OVERSIZED ROOM ADDITION
• CONCRETE PAD
• WORKING HOT TUB
• FENCED YARD
• AMPLE STORAGE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener; Other parking (see remarks)
• Utilities: Supplied water; Public sewer
• Home design: Single-family residential home; Built in 1967
• Construction: Brick construction
• Exterior features: Porch; Patio; Fenced yard; Residential lot (109 x 77)

Interior

• Kitchen: Kitchen (11 x 10)
• Bedrooms: Bedroom 1 (11 x 11); Bedroom 2 (14 x 11); Bedroom 3 (12 x 10); Bedroom 4 (11 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished basement; 10 total rooms
• Laundry & utility: Utility room (11 x 7)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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); 180 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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 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?
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: 1.55% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.19%
• DSCR: 1.85
• GRM: 5.4

CMA / ARV

• ARV (median comp): $218,617
• List price: $110,000
• Delta: -49.68%
• 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
255 Chatham Dr	0.13mi	3/2.0 (-1)	1,435 (+2%)	1mo	$274,000	$191	84
294 Chatham Dr	0.09mi	3/2.0 (-1)	1,435 (+2%)	4mo	$263,500	$184	83
218 Chatham Dr	0.14mi	3/1.5 (-1)	1,455 (+4%)	4mo	$235,000	$162	76
324 Cherrywood Dr	0.21mi	3/2.0 (-1)	1,326 (-5%)	4mo	$245,000	$185	73
1544 Wedgewood Dr	0.34mi	3/2.0 (-1)	1,248 (-11%)	1mo	$269,900	$216	60
1708 S Maple Ave	0.32mi	3/1.0 (-1)	1,292 (-8%)	4mo	$125,000	$97	60
12 Canova Ct	0.61mi	3/2.0 (-1)	1,344 (-4%)	1mo	$209,900	$156	59
38 Lindway Dr	0.72mi	4/1.5	1,365 (-2%)	3mo	$180,000	$132	58
1990 Herky Pl	0.70mi	3/2.0 (-1)	1,348 (-4%)	1mo	$230,500	$171	56
130 Oak St	0.54mi	4/1.0	1,300 (-7%)	5mo	$171,000	$132	55
167 W Goodman Dr	0.63mi	3/1.5 (-1)	1,459 (+4%)	2mo	$220,000	$151	55
462 Faculty Dr	0.66mi	3/2.0 (-1)	1,528 (+9%)	1mo	$250,000	$164	48

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: 14.5%
• Equity multiple: 1.60×
• Total profit: $18,496
• Equity at exit: $16,401

10-year hold

• IRR: 25.4%
• Equity multiple: 3.53×
• Total profit: $77,958
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$577
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $493

Break-even live

Break-even rent $1,086

Max offer price $110,000

Occupancy floor 66%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	44d	1	0.88mi
18 Old Yellow Springs Rd Fairborn, OH	1.0–3.0	1.0–2.0	805	$1,200	$1.49	14d	9	0.97mi
408 Patterson St Fairborn, OH	3.0	1.0	988	$1,400	$1.42	11d	1	1.01mi
55 Truman Dr Fairborn, OH	3.0	1.0	1354	$1,545	$1.14	44d	1	1.13mi
24 Rowland Dr Fairborn, OH	3.0	1.0	1152	$1,400	$1.22	3d	1	1.19mi
1678 Arden Bnd Fairborn, OH	3.0	2.5	1872	$2,400	$1.28	23d	1	1.20mi

Listing history 3 events

1. 2026-05-04
   listed $110,000 Active 940-char remark
2. 1988-09-07
   soldstatus $79,000
3. 1986-05-07
   soldstatus $62,000

ⓘ 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: $2,824 · $235/mo
• Projected year-2 tax: $2,824 · $235/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,516
• − Mortgage interest: −$6,162
• − Property taxes: −$2,824
• − Insurance: −$550
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$3,200
• Taxable income: $4,498
• Est. tax owed @ 24.0%: −$1,079
• After-tax cash flow: $4,832/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

+235.3% since first listed

6 events — show timeline

• 2026-06-04 Sold (Public Records) $207,900 Public Records
• 2026-05-29 Sold (MLS) $207,900 WRIST
• 2026-05-19 Pending — WRIST
• 2026-05-04 Listed $110,000 WRIST
• 1988-09-07 Sold (Public Records) $79,000 Public Records
• 1986-05-07 Sold (Public Records) $62,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,824 · +0.8% YoY. Source: county tax records.