121 Branch St · Fairborn, OH 45324

$131,900

2 bd · 2.0 ba · 1,150 sqft · Other · 30 Days on market

Built 2025 Good condition

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy comfortable, low-maintenance living in the welcoming 55+ community of Red Oak Mobile Home Park. This brand new manufactured home is thoughtfully designed for both style and functionality, offering modern upgrades, generous space, and a peaceful neighborhood setting. Home Features: 2 Bedrooms | 2 Full Bathrooms 1,150 sq ft of open, functional living space New driveway, and can install an awning and carport Deluxe kitchen with island counter and stainless steel appliances, including: Dishwasher Range Microwave Garbage disposal Side-by-side refrigerator with ice & amp; water dispenser Large primary bathroom, and second bathroom with tub/shower combination Upgraded finishes throughout

Key facts

• Modern upgrades
• Deluxe kitchen
• Built 2025

Tags

• NEW MANUFACTURED HOME
• MODERN UPGRADES
• DELUXE KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE PRIMARY BATHROOM
• PEACEFUL NEIGHBORHOOD SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $132k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $130k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $912 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Recommended offer $129,921 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.75% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-8,072
• Equity at exit: $19,667

10-year hold

• IRR: 7.0%
• Equity multiple: 1.59×
• Total profit: $21,807
• Equity at exit: $11,404

Cash invested: $36,932 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$692
• Tax est. 1.5%: −$165 /mo · $1,978/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $149

Break-even live

Break-even rent $1,154

Max offer price $131,900

Occupancy floor 84%

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: $32,975
• Closing costs: $3,957
• 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	14d	9	0.17mi
427 Sycamore Dr Fairborn, OH	2.0	2.5	1397	$1,600	$1.15	19d	1	0.24mi
712 Hidden Valley Ct Fairborn, OH	2.0	2.5	1428	$1,325	$0.93	2d	1	0.55mi
165 W Funderburg Rd Fairborn, OH	2.0	1.0	827	$995	$1.20	2d	2	0.85mi
55 Truman Dr Fairborn, OH	3.0	1.0	1354	$1,545	$1.14	43d	1	0.86mi
281 Orville St Fairborn, OH	2.0	1.0	850	$899	$1.06	14d	1	1.04mi
454 Glenhaven Way Fairborn, OH	2.0	2.0	1311	$2,100	$1.60	3d	1	1.10mi
2394 New Germany Trebein Rd Unit 305 Beavercreek, OH	2.0	2.0	1098	$1,750	$1.59	2d	1	1.11mi
408 Patterson St Fairborn, OH	3.0	1.0	988	$1,400	$1.42	11d	1	1.14mi
2250 Warbler Ln Fairborn, OH	2.0	2.0	1233	$1,906	$1.55	2d	12	1.27mi
1647 Stewart Blvd Unit 1645 Fairborn, OH	2.0	1.5	1024	$900	$0.88	23d	1	1.31mi
1802 Montgomery Ave #1804 Fairborn, OH	2.0	1.0	806	$975	$1.21	23d	1	1.31mi
1636 Wilbur Ave Unit 1636 Fairborn, OH	2.0	1.0	1440	$850	$0.59	3d	1	1.34mi
2335 Long Vista Ln Fairborn, OH	2.0	2.0	1366	$1,732	$1.27	2d	11	1.35mi
1529 Miami Ave Fairborn, OH	2.0	1.0	900	$1,000	$1.11	3d	1	1.37mi
1527 Miami Ave Fairborn, OH	2.0	1.0	900	$1,100	$1.22	3d	1	1.38mi
351 Gilbert Ave Unit 351 Fairborn, OH	2.0	1.0	1352	$775	$0.57	23d	1	1.48mi

Listing history 2 events

1. 2026-05-31
   days on market $131,900 Active 30 DOM
2. 2026-05-01
   listed $131,900 Active 1176-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,104
• − Mortgage interest: −$7,388
• − Property taxes: −$1,978
• − Insurance: −$660
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,837
• Taxable loss: −$336
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,864/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This brand new manufactured home is in excellent condition with modern upgrades and low-maintenance living. It offers a spacious and stylish interior with a good ROI for both resale and rental.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Add awning and carport — Provides additional outdoor living space and can increase rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add awning and carport — Provides additional outdoor living space and can increase rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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