122 Wilson Ave · Fairborn, OH 45324

$103,900

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 93 Days on market

Built 1952 6,921 sqft lot $137/sqft · 33% below area Est $156k · 33% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• 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 charming home in the heart of Fairborn! Perfectly situated in a friendly, established neighborhood, this property offers comfort, convenience, and character. Featuring a spacious layout, bright living areas, and well-sized bedrooms, it’s ideal for families, first-time buyers, or anyone seeking a move-in-ready home. Enjoy a private backyard perfect for relaxing or entertaining, and take advantage of the location’s easy access to schools, shopping, dining, and major roadways for effortless commuting. Don’t miss this opportunity to own a delightful home in Fairborn—schedule your showing today!

Key facts

• Private backyard
• 6,921 sq ft lot
• Built 1952

Tags

• PRIVATE BACKYARD
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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-, employment D+, amenities 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.
• Zoned schools: Fairborn Primary School (1,253 students, 0% FRL); Baker Middle School (math 34% / reading 46%, grade F, #511 of 654 statewide, top 79%, 939 students, 0% FRL); Fairborn High School (math 33% / reading 65%, grade D, #422 of 781 statewide, top 54%, 1,048 students, 46% FRL) — zoned schools average 15% FRL vs 51% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 182 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $718 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $21k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $104k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,549 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.01% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $156,004
• List price: $103,900
• Delta: -33.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Wilson Ave	0.07mi	2/1.0	672 (-12%)	23mo	$165,000	$246	58
57 Truman Dr	0.66mi	3/2.0 (+1)	828 (+9%)	10mo	$200,000	$242	37

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-4,600
• Equity at exit: $15,492

10-year hold

• IRR: 8.4%
• Equity multiple: 1.72×
• Total profit: $20,814
• Equity at exit: $8,983

Cash invested: $29,092 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$545
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $146

Break-even live

Break-even rent $862

Max offer price $103,900

Occupancy floor 81%

Sensitivity live

Price	-10% $204	-5% $175	+0% $146	+5% $116	+10% $87
Rent	-10% $63	-5% $104	+0% $146	+5% $187	+10% $228
Rate	-1.0pp $198	-0.5pp $172	base $146	+0.5pp $119	+1.0pp $91

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: $25,975
• Closing costs: $3,117
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Old Yellow Springs Rd Fairborn, OH	1.0–3.0	1.0–2.0	805	$1,025	$1.27	15d	9	0.18mi
18 Old Yellow Springs Rd Unit 50-04 Fairborn, OH	1.0	1.0	615	$850	$1.38	45d	1	0.19mi
18 Old Yellow Springs Rd Unit 52-07 Fairborn, OH	1.0	1.0	615	$900	$1.46	22d	1	0.19mi
18 Old Yellow Springs Rd Unit 30-02 Fairborn, OH	1.0	1.0	615	$950	$1.54	12d	1	0.19mi
18 Old Yellow Springs Rd Unit 34-12 Fairborn, OH	1.0	1.0	615	$900	$1.46	12d	1	0.19mi
18 Old Yellow Springs Rd Unit 62-07 Fairborn, OH	1.0	1.0	615	$850	$1.38	12d	1	0.19mi
165 W Funderburg Rd Fairborn, OH	2.0	1.0	827	$995	$1.20	4d	2	0.61mi
281 Orville St Fairborn, OH	2.0	1.0	850	$899	$1.06	15d	1	0.80mi
408 Patterson St Fairborn, OH	3.0	1.0	988	$1,400	$1.42	12d	1	0.89mi
1647 Stewart Blvd Unit 1645 Fairborn, OH	2.0	1.5	1024	$900	$0.88	25d	1	1.05mi
1802 Montgomery Ave #1804 Fairborn, OH	2.0	1.0	806	$975	$1.21	25d	1	1.06mi
2201 Roseanne Ct Fairborn, OH	1.0	1.0	432	$1,065	$2.47	4d	4	1.10mi
1529 Miami Ave Fairborn, OH	2.0	1.0	900	$1,000	$1.11	4d	1	1.11mi
1527 Miami Ave Fairborn, OH	2.0	1.0	900	$1,100	$1.22	4d	1	1.12mi
212 High St Fairborn, OH	2.0	1.0	908	$1,200	$1.32	15d	1	1.28mi
2394 New Germany Trebein Rd Unit 305 Beavercreek, OH	2.0	2.0	1098	$1,750	$1.59	4d	1	1.31mi
2250 Warbler Ln Fairborn, OH	2.0	2.0	1233	$1,906	$1.55	4d	12	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $103,900 Active 93 DOM
2. 2026-06-18
   days on market $103,900 Active 90 DOM
3. 2026-06-17
   days on market $103,900 Active 89 DOM
4. 2026-06-16
   days on market $103,900 Active 88 DOM
5. 2026-06-15
   days on market $103,900 Active 87 DOM
6. 2026-06-14
   days on market $103,900 Active 85 DOM
7. 2026-06-13
   days on market $103,900 Active 84 DOM
8. 2026-06-10
   days on market $103,900 Active 82 DOM
9. 2026-06-09
   days on market $103,900 Active 81 DOM
10. 2026-06-08
    days on market $103,900 Active 80 DOM
11. 2026-06-07
    pricedays on market $103,900 Active 79 DOM
12. 2026-06-03
    days on market $109,900 Active 75 DOM
13. 2026-06-02
    days on market $109,900 Active 74 DOM
14. 2026-06-01
    days on market $109,900 Active 73 DOM
15. 2026-05-31
    days on market $109,900 Active 72 DOM
16. 2026-04-20
    price $119,900 637-char remark

    Show marketing remark (637 chars)

    Welcome to this charming home in the heart of Fairborn! Perfectly situated in a friendly, established neighborhood, this property offers comfort, convenience, and character. Featuring a spacious layout, bright living areas, and well-sized bedrooms, it’s ideal for families, first-time buyers, or anyone seeking a move-in-ready home. Enjoy a private backyard perfect for relaxing or entertaining, and take advantage of the location’s easy access to schools, shopping, dining, and major roadways for effortless commuting. Don’t miss this opportunity to own a delightful home in Fairborn—schedule your showing today!

17. 2026-03-20
    listed $124,900 Active 637-char remark

    Show marketing remark (637 chars)

    Welcome to this charming home in the heart of Fairborn! Perfectly situated in a friendly, established neighborhood, this property offers comfort, convenience, and character. Featuring a spacious layout, bright living areas, and well-sized bedrooms, it’s ideal for families, first-time buyers, or anyone seeking a move-in-ready home. Enjoy a private backyard perfect for relaxing or entertaining, and take advantage of the location’s easy access to schools, shopping, dining, and major roadways for effortless commuting. Don’t miss this opportunity to own a delightful home in Fairborn—schedule your showing today!

18. 2018-11-20
    soldstatus $40,000 Sold 84-char remark

    Show marketing remark (84 chars)

    No Property Disclosures, Being Sold in "As Is" Condition to Settle Estate.

19. 2018-11-20
    soldstatus $40,000 Closed 84-char remark

    Show marketing remark (84 chars)

    No Property Disclosures, Being Sold in "As Is" Condition to Settle Estate.

20. 2018-11-10
    status Pending 84-char remark

    Show marketing remark (84 chars)

    No Property Disclosures, Being Sold in "As Is" Condition to Settle Estate.

21. 2018-07-09
    status Active 84-char remark

    Show marketing remark (84 chars)

    No Property Disclosures, Being Sold in "As Is" Condition to Settle Estate.

22. 2018-05-21
    historical Active/Pending 84-char remark

    Show marketing remark (84 chars)

    No Property Disclosures, Being Sold in "As Is" Condition to Settle Estate.

23. 2018-05-10
    listed $45,000 Active 84-char remark

    Show marketing remark (84 chars)

    No Property Disclosures, Being Sold in "As Is" Condition to Settle Estate.

24. 1997-07-29
    soldstatus $90,000

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,366 · $114/mo
• Expected delta: +$254/yr (+$21/mo · 22.9%)

ⓘ 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,552
• − Mortgage interest: −$5,820
• − Property taxes: −$1,112
• − Insurance: −$520
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$3,023
• Taxable income: $70
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $1,730/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

+33.2% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $119,900 Dayton MLS
• 2026-03-20 Listed $124,900 Dayton MLS
• 2018-11-20 Sold (MLS) $40,000 Dayton MLS
• 2018-11-20 Sold (MLS) $40,000 Dayton MLS
• 2018-11-10 Pending — Dayton MLS
• 2018-07-09 Relisted — Dayton MLS
• 2018-05-21 Contingent — Dayton MLS
• 2018-05-10 Listed $45,000 Dayton MLS
• 1997-07-29 Sold (Public Records) $90,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,112 · +0.7% YoY. Source: county tax records.