1614 Wilbur Ave · Fairborn, OH 45324

$114,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 6 Days on market

Built 1950 3,125 sqft lot Est $152k · 24% 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• 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

3 bedroom 1 bath ranch style house.

Key facts

• Spacious yard
• Single level living
• Two storage sheds

Tags

• SINGLE LEVEL LIVING
• SPACIOUS YARD
• TWO STORAGE SHEDS
• HOBBY SPACE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story home
• Construction: Aluminum and vinyl siding; Slab foundation
• Exterior features: Residential zoning; Lot dimensions about 25 x 125

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two bedrooms on the main level (approx. 9 x 9 and 10 x 10)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.3% 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; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago 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 $55k; list at $115k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $152,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1704 Rice Blvd	0.19mi	3/1.0	864 (0%)	6mo	$120,000	$139	86
1654 North Blvd	0.14mi	3/2.0	812 (-6%)	6mo	$120,000	$148	75
1724 Montgomery Ave	0.15mi	3/2.0	800 (-7%)	8mo	$89,100	$111	70
225 Forest St	0.43mi	3/1.5	875 (+1%)	8mo	$164,000	$187	69
201 State St	0.61mi	3/1.0	925 (+7%)	3mo	$104,000	$112	57
1421 Ironwood Dr	0.64mi	3/1.0	925 (+7%)	6mo	$202,000	$218	53
1469 Ironwood Dr	0.64mi	3/1.0	925 (+7%)	7mo	$182,500	$197	52
1858 Rice Blvd	0.36mi	2/1.0 (-1)	744 (-14%)	6mo	$120,000	$161	50
1344 Ironwood Dr	0.70mi	3/1.0	925 (+7%)	6mo	$184,900	$200	50
2908 Valleyview Dr	0.65mi	3/1.5	936 (+8%)	5mo	$201,900	$216	49
1984 Zimmerman Rd	0.61mi	2/1.0 (-1)	953 (+10%)	6mo	$120,000	$126	45
1329 Ironwood Dr	0.73mi	4/2.0 (+1)	925 (+7%)	6mo	$163,000	$176	40

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,045
• Equity at exit: $17,132

10-year hold

• IRR: 9.9%
• Equity multiple: 1.86×
• Total profit: $27,716
• Equity at exit: $9,934

Cash invested: $32,172 (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: 180
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$603
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $192

Break-even live

Break-even rent $949

Max offer price $114,900

Occupancy floor 79%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1647 Stewart Blvd Unit 1645 Fairborn, OH	2.0	1.5	1024	$900	$0.88	23d	1	0.07mi
1529 Miami Ave Fairborn, OH	2.0	1.0	900	$1,000	$1.11	3d	1	0.12mi
1527 Miami Ave Fairborn, OH	2.0	1.0	900	$1,100	$1.22	3d	1	0.13mi
1802 Montgomery Ave #1804 Fairborn, OH	2.0	1.0	806	$975	$1.21	23d	1	0.22mi
408 Patterson St Fairborn, OH	3.0	1.0	988	$1,400	$1.42	11d	1	0.24mi
281 Orville St Fairborn, OH	2.0	1.0	850	$899	$1.06	14d	1	0.34mi
165 W Funderburg Rd Fairborn, OH	2.0	1.0	827	$995	$1.20	2d	2	0.51mi
212 High St Fairborn, OH	2.0	1.0	908	$1,200	$1.32	14d	1	0.69mi
1033 Victoria Ave Fairborn, OH	2.0	1.0	768	$1,300	$1.69	14d	1	1.16mi
1040 S Central Ave Fairborn, OH	3.0	1.0	860	$1,499	$1.74	23d	1	1.19mi
18 Old Yellow Springs Rd Fairborn, OH	1.0–3.0	1.0–2.0	805	$1,200	$1.49	14d	9	1.21mi
124 E Lindberg Dr Fairborn, OH	4.0	1.0	1075	$1,495	$1.39	43d	1	1.35mi

Listing history 6 events

1. 2026-06-18
   days on market $114,900 Active 6 DOM
2. 2026-06-17
   days on market $114,900 Active 5 DOM
3. 2026-06-16
   days on market $114,900 Active 4 DOM
4. 2026-06-15
   days on market $114,900 Active 3 DOM
5. 2026-06-13
   remarks 386-char remark
6. 2026-06-13
   listed $114,900 Active 1 DOM

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,490 · $124/mo
• Expected delta: +$303/yr (+$25/mo · 25.5%)

ⓘ 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: $14,291
• − Mortgage interest: −$6,436
• − Property taxes: −$1,187
• − Insurance: −$574
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,343
• Taxable income: $465
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,187/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

+1084.5% since first listed

10 events — show timeline

• 2026-06-12 Listed $114,900 Dayton MLS
• 2020-07-16 Sold (Public Records) $55,000 Public Records
• 2020-07-01 Sold (MLS) $55,000 WRIST
• 2020-07-01 Sold (MLS) $55,000 Dayton MLS
• 2020-07-01 Sold (MLS) $55,000 Dayton MLS
• 2020-06-24 Pending — Dayton MLS
• 2020-06-12 Listed $67,000 Dayton MLS
• 2020-06-09 Listed $67,000 WRIST
• 1987-01-29 Sold (Public Records) $11,000 Public Records
• 1987-01-01 Sold (Public Records) $9,700 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,187 · +0.7% YoY. Source: county tax records.