124 Fairborn Dr · Hamilton, OH 45013

$259,000

4 bd · 2.0 ba · 2,116 sqft · SingleFamily public records · 72 Days on market

Built 1975 0.28 ac lot $122/sqft · 21% below area Est $326k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! - Welcome to 124 Fairborn Dr, a contemporary-designed residence situated on the west side of Hamilton. Enjoy peaceful wooded views from the backyard that backs up to a mature tree line, creating a serene, private setting on a generous lot. This home includes a convenient 2-car garage and solid bones ready for your personal touch. Seller is motivated and repairs are neededall offers are welcome!

Key facts

• Generous lot
• Private setting
• Mature tree line

Tags

• PRIVATE SETTING
• MATURE TREE LINE
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (21.1% below list).
• Recommended offer: $204k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#332 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities C-, employment D.
• Hamilton City (suburban): math 42% / reading 45% proficiency, ranked #517 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ridgeway Elementary School (math 53% / reading 56%, grade C, #788 of 1,584 statewide, top 52%, 728 students, 0% FRL); Wilson Middle School (math 53% / reading 52%, grade C+, #378 of 654 statewide, top 59%, 655 students, 0% FRL); Hamilton High School (math 32% / reading 51%, grade F, #515 of 781 statewide, top 66%, 2,507 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $139k; list at $259k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $204,468 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (median comp): $326,042
• List price: $259,000
• Delta: -20.56%
• 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
1285 Elizabeth Dr	0.25mi	4/2.5	2,068 (-2%)	1mo	$331,000	$160	82
275 Kensington Dr	0.21mi	4/2.5	2,052 (-3%)	13mo	$325,000	$158	72
19 Hollowtree Ct	0.29mi	4/2.5	1,998 (-6%)	14mo	$379,900	$190	64
213 Heathrow Ct	0.27mi	4/2.5	2,352 (+11%)	7mo	$345,000	$147	60
127 W Fairway Dr	0.42mi	4/3.0	2,243 (+6%)	8mo	$410,000	$183	59
269 Hedgington Ct	0.41mi	4/3.0	2,349 (+11%)	8mo	$350,000	$149	52
364 Mollie Dr	0.51mi	3/2.5 (-1)	1,900 (-10%)	2mo	$310,000	$163	51
1107 Elizabeth Dr	0.41mi	3/2.0 (-1)	2,350 (+11%)	8mo	$315,000	$134	50
7 Victor Ct	0.72mi	4/2.5	2,289 (+8%)	5mo	$375,000	$164	47
42 Wellington Ct	0.56mi	3/2.0 (-1)	1,946 (-8%)	13mo	$282,000	$145	44
130 Farmington Dr	0.45mi	3/2.5 (-1)	1,876 (-11%)	12mo	$311,500	$166	43
12 Mary Elaine Dr	0.71mi	3/2.5 (-1)	1,828 (-14%)	14mo	$289,000	$158	25

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-46,231
• Equity at exit: $38,618

10-year hold

• IRR: -9.0%
• Equity multiple: 0.43×
• Total profit: $-41,698
• Equity at exit: $22,394

Cash invested: $72,520 (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 45013

• Rents YoY: 3.7%
• Active inventory: 121
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$238 /mo · $2,858/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-89

Break-even live

Break-even rent $2,157

Max offer price $243,275

Occupancy floor 99%

Sensitivity live

Price	-10% $58	-5% $-16	+0% $-89	+5% $-162	+10% $-236
Rent	-10% $-251	-5% $-170	+0% $-89	+5% $-8	+10% $73
Rate	-1.0pp $41	-0.5pp $-23	base $-89	+0.5pp $-156	+1.0pp $-224

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Timber Hill Dr Unit 1 Hamilton, OH	3.0	2.5	1650	$2,350	$1.42	9d	1	0.64mi
401 Hyde Park Dr Hamilton, OH	3.0	2.0	1929	$1,750	$0.91	16d	1	0.85mi
794 Carriage Hill Ln Hamilton, OH	4.0	2.5	1646	$1,895	$1.15	3d	1	0.87mi
1024 Golfview Dr Hamilton, OH	4.0	2.5	1722	$2,025	$1.18	3d	1	0.88mi

Listing history 28 events

1. 2026-06-21
   days on market $259,000 Active 72 DOM
2. 2026-06-18
   days on market $259,000 Active 69 DOM
3. 2026-06-17
   days on market $259,000 Active 68 DOM
4. 2026-06-16
   days on market $259,000 Active 67 DOM
5. 2026-06-15
   days on market $259,000 Active 66 DOM
6. 2026-06-13
   days on market $259,000 Active 64 DOM
7. 2026-06-13
   days on market $259,000 Active 63 DOM
8. 2026-06-09
   days on market $259,000 Active 60 DOM
9. 2026-06-08
   days on market $259,000 Active 59 DOM
10. 2026-06-07
    days on market $259,000 Active 58 DOM
11. 2026-06-03
    days on market $259,000 Active 54 DOM
12. 2026-06-02
    days on market $259,000 Active 53 DOM
13. 2026-06-01
    days on market $259,000 Active 52 DOM
14. 2026-05-31
    days on market $259,000 Active 51 DOM
15. 2026-04-30
    price $259,000 416-char remark

    Show marketing remark (416 chars)

    Price Improvement! - Welcome to 124 Fairborn Dr, a contemporary-designed residence situated on the west side of Hamilton. Enjoy peaceful wooded views from the backyard that backs up to a mature tree line, creating a serene, private setting on a generous lot. This home includes a convenient 2-car garage and solid bones ready for your personal touch. Seller is motivated and repairs are neededall offers are welcome!

16. 2026-04-10
    listed $265,000 Active 416-char remark

    Show marketing remark (416 chars)

    Price Improvement! - Welcome to 124 Fairborn Dr, a contemporary-designed residence situated on the west side of Hamilton. Enjoy peaceful wooded views from the backyard that backs up to a mature tree line, creating a serene, private setting on a generous lot. This home includes a convenient 2-car garage and solid bones ready for your personal touch. Seller is motivated and repairs are neededall offers are welcome!

17. 2018-06-11
    soldstatus $139,000
18. 2018-06-07
    historical Accept Backup Offers 154-char remark

    Show marketing remark (154 chars)

    Great Contemporary Home w/Newer Updates, Finished Basement w/Rec Room, Large Laundry, 2 Car Gar,Part Fenced Rear Yard Backs to Heavy Woods,WBFP, and More!

19. 2018-06-07
    soldstatus $139,000 Sold 154-char remark

    Show marketing remark (154 chars)

    Great Contemporary Home w/Newer Updates, Finished Basement w/Rec Room, Large Laundry, 2 Car Gar,Part Fenced Rear Yard Backs to Heavy Woods,WBFP, and More!

20. 2018-05-08
    status Pending 154-char remark

    Show marketing remark (154 chars)

    Great Contemporary Home w/Newer Updates, Finished Basement w/Rec Room, Large Laundry, 2 Car Gar,Part Fenced Rear Yard Backs to Heavy Woods,WBFP, and More!

21. 2018-05-02
    listed $144,900 Active 154-char remark

    Show marketing remark (154 chars)

    Great Contemporary Home w/Newer Updates, Finished Basement w/Rec Room, Large Laundry, 2 Car Gar,Part Fenced Rear Yard Backs to Heavy Woods,WBFP, and More!

22. 2011-09-30
    historical
23. 2011-03-06
    listed $119,900
24. 2004-06-23
    historical
25. 2004-01-08
    listed $164,900
26. 2002-10-04
    soldstatus $155,000
27. 2002-09-27
    soldstatus $155,000
28. 2002-07-24
    listed $164,900

ⓘ 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: $2,858 · $238/mo
• Projected year-2 tax: $3,449 · $287/mo
• Expected delta: +$591/yr (+$49/mo · 20.7%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,536
• − Mortgage interest: −$14,508
• − Property taxes: −$2,858
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$7,535
• Taxable loss: −$5,585
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $272/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: Hamilton City
• NCES district ID: 3904410
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $40,488
• Composite: 36.48/100
• National rank: #4656
• State rank: #517 of 656 in OH

Livability — Hamilton

• Score: 73/100
• State rank: #332
• US rank: #5467

Category grades

Amenities C- Commute F Cost of living A+ Crime C- Employment D Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, OH
• County: Butler County · 381,674 people
• City population: 140,900
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 53,998
• Household income: $73,633
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1047.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.85%
• Current HPI: 237.0239
• Rent YoY: ▲ 3.69%
• Metro: Cincinnati, OH-KY-IN
• 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

+57.1% since first listed

14 events — show timeline

• 2026-04-30 Price Changed $259,000 Cincy MLS
• 2026-04-10 Listed $265,000 Cincy MLS
• 2018-06-11 Sold (Public Records) $139,000 Public Records
• 2018-06-07 Contingent — Cincy MLS
• 2018-06-07 Sold (MLS) $139,000 Cincy MLS
• 2018-05-08 Pending — Cincy MLS
• 2018-05-02 Listed $144,900 Cincy MLS
• 2011-09-30 Listing Removed — Cincy MLS
• 2011-03-06 Listed $119,900 Cincy MLS
• 2004-06-23 Listing Removed — Cincy MLS
• 2004-01-08 Listed $164,900 Cincy MLS
• 2002-10-04 Sold (Public Records) $155,000 Public Records
• 2002-09-27 Sold (MLS) $155,000 Cincy MLS
• 2002-07-24 Listed $164,900 Cincy MLS

Property tax history

+3.2%/yr

Latest (2025): $2,858 · +0.6% YoY. Source: county tax records.