244 Pat Ln · Fairborn, OH 45324

$105,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 6 Days on market

Built 1953 7,684 sqft lot Est $136k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• 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

Great Investment opportunity!!! This 2 bedroom, 1 bath, home with 2 detached garages is currently rented by a long-term tenant. At this time, the seller is ONLY accepting CASH offers. ALL ROOM SIZES ARE APPROXIMATE. PLEASE RELY ON YOUR OWN INPSECTION.

Key facts

• 7,684 sq ft lot
• Garage
• Built 1953

Tags

• ONE-CAR DETACHED GARAGE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage; One- to two-car garage with additional storage
• Home design: Single-story home; Vinyl siding construction; Zoned residential
• Construction: Vinyl siding
• Exterior features: Fenced yard; Patio; Outdoor storage / shed

Interior

• Kitchen: Kitchen on the main level (10 x 10)
• Bedrooms: Two bedrooms on the main level (10 x 9; 11 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Vinyl windows; Crawl space basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$136,152) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $15 ($178/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (10.6% below list).
• Recommended offer: $94k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% 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); 181 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• This rent is only 17% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,836 (10.6% below list)

Questions for the listing agent

1. Built in 1953 — 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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $136,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 Pat Ln	0.00mi	2/1.0	744 (0%)	1mo	$77,000	$103	99
230 Pat Ln	0.04mi	2/1.0	744 (0%)	5mo	$115,000	$155	94
818 Flintridge Dr	0.09mi	2/1.0	744 (0%)	3mo	$125,000	$168	93
153 N Diana Ln	0.16mi	2/1.0	744 (0%)	1mo	$144,000	$194	92
43 Galewood	0.13mi	2/1.0	744 (0%)	6mo	$120,000	$161	89
15 N Diana Ln	0.26mi	2/1.0	744 (0%)	2mo	$145,000	$195	86
849 Flintridge Dr	0.06mi	2/1.0	792 (+6%)	3mo	$145,000	$183	84
97 Marchmont Dr	0.12mi	3/1.0 (+1)	816 (+10%)	5mo	$174,000	$213	69
184 Pat Ln	0.14mi	3/1.0 (+1)	840 (+13%)	4mo	$160,001	$190	63
1033 Victoria	0.61mi	2/1.0	768 (+3%)	6mo	$120,000	$156	62
1014 Victoria Ave	0.56mi	2/1.0	816 (+10%)	6mo	$120,000	$147	53
421 Marchmont Dr	0.52mi	3/1.0 (+1)	816 (+10%)	2mo	$177,000	$217	52

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: -12.3%
• Equity multiple: 0.54×
• Total profit: $-13,386
• Equity at exit: $15,656

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,204
• Equity at exit: $9,078

Cash invested: $29,400 (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: 181
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $938 high
• Mortgage (P&I): −$551
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $15

Break-even live

Break-even rent $920

Max offer price $105,000

Occupancy floor 93%

Sensitivity live

Price	-10% $74	-5% $45	+0% $15	+5% $-15	+10% $-45
Rent	-10% $-59	-5% $-22	+0% $15	+5% $52	+10% $89
Rate	-1.0pp $68	-0.5pp $42	base $15	+0.5pp $-12	+1.0pp $-40

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 1/2 Lovington Dr Fairborn, OH	1.0	1.0	575	$675	$1.17	25d	1	0.74mi
345 1/2 Lovington Dr Fairborn, OH	1.0	1.0	575	$675	$1.17	45d	1	0.74mi
317 Arms Dr Fairborn, OH	1.0	1.0	575	$645	$1.12	45d	1	0.75mi
316 Lovington Dr Fairborn, OH	1.0	1.0	575	$675	$1.17	45d	1	0.77mi
35 N Wright Ave Fairborn, OH	1.0	1.0	500	$760	$1.52	25d	1	0.94mi
221 N Central Ave Fairborn, OH	2.0	1.0	693	$1,201	$1.73	4d	3	1.04mi

Listing history 11 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   listed $105,000 Active
3. 2024-07-29
   soldstatus $110,000
4. 2024-07-12
   soldstatus $110,000 Sold 251-char remark

   Show marketing remark (251 chars)

   Great Investment opportunity!!! This 2 bedroom, 1 bath, home with 2 detached garages is currently rented by a long-term tenant. At this time, the seller is ONLY accepting CASH offers. ALL ROOM SIZES ARE APPROXIMATE. PLEASE RELY ON YOUR OWN INPSECTION.

5. 2024-07-12
   soldstatus $110,000 Closed 251-char remark

   Show marketing remark (251 chars)

   Great Investment opportunity!!! This 2 bedroom, 1 bath, home with 2 detached garages is currently rented by a long-term tenant. At this time, the seller is ONLY accepting CASH offers. ALL ROOM SIZES ARE APPROXIMATE. PLEASE RELY ON YOUR OWN INPSECTION.

6. 2024-06-26
   status Pending 251-char remark

   Show marketing remark (251 chars)

   Great Investment opportunity!!! This 2 bedroom, 1 bath, home with 2 detached garages is currently rented by a long-term tenant. At this time, the seller is ONLY accepting CASH offers. ALL ROOM SIZES ARE APPROXIMATE. PLEASE RELY ON YOUR OWN INPSECTION.

7. 2024-04-22
   listed $130,000 Active 251-char remark

   Show marketing remark (251 chars)

   Great Investment opportunity!!! This 2 bedroom, 1 bath, home with 2 detached garages is currently rented by a long-term tenant. At this time, the seller is ONLY accepting CASH offers. ALL ROOM SIZES ARE APPROXIMATE. PLEASE RELY ON YOUR OWN INPSECTION.

8. 2012-03-22
   soldstatus $20,000 Closed 338-char remark

   Show marketing remark (338 chars)

   Priced below appraisal! Well maintained ranch home with a large living room, big eat-in kitchen, hardwood floors, 1 1/2 car detached (with 220), plus 2 1/2 car detached garages, cellar, fenced yard and storage shed. Updates include Andersen windows and vinyl siding. Immediate occupancy. Good value. .. Compare! This is not a short sale!!

9. 2012-03-22
   soldstatus $20,000 338-char remark

   Show marketing remark (338 chars)

   Priced below appraisal! Well maintained ranch home with a large living room, big eat-in kitchen, hardwood floors, 1 1/2 car detached (with 220), plus 2 1/2 car detached garages, cellar, fenced yard and storage shed. Updates include Andersen windows and vinyl siding. Immediate occupancy. Good value. .. Compare! This is not a short sale!!

10. 2012-02-13
    historical 338-char remark

    Show marketing remark (338 chars)

    Priced below appraisal! Well maintained ranch home with a large living room, big eat-in kitchen, hardwood floors, 1 1/2 car detached (with 220), plus 2 1/2 car detached garages, cellar, fenced yard and storage shed. Updates include Andersen windows and vinyl siding. Immediate occupancy. Good value. .. Compare! This is not a short sale!!

11. 2011-05-11
    listed $30,000 338-char remark

    Show marketing remark (338 chars)

    Priced below appraisal! Well maintained ranch home with a large living room, big eat-in kitchen, hardwood floors, 1 1/2 car detached (with 220), plus 2 1/2 car detached garages, cellar, fenced yard and storage shed. Updates include Andersen windows and vinyl siding. Immediate occupancy. Good value. .. Compare! This is not a short sale!!

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $1,611 · $134/mo
• Expected delta: +$27/yr (+$2/mo · 1.7%)

ⓘ 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 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: $11,260
• − Mortgage interest: −$5,882
• − Property taxes: −$1,585
• − Insurance: −$525
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$3,055
• Taxable loss: −$1,587
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $559/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

+250.0% since first listed

11 events — show timeline

• 2026-05-14 Pending — Dayton MLS
• 2026-05-07 Listed $105,000 Dayton MLS
• 2024-07-29 Sold (Public Records) $110,000 Public Records
• 2024-07-12 Sold (MLS) $110,000 Dayton MLS
• 2024-07-12 Sold (MLS) $110,000 Dayton MLS
• 2024-06-26 Pending — Dayton MLS
• 2024-04-22 Listed $130,000 Dayton MLS
• 2012-03-22 Sold (MLS) $20,000 Dayton MLS
• 2012-03-22 Sold (MLS) $20,000 Dayton MLS
• 2012-02-13 Listing Removed — Dayton MLS
• 2011-05-11 Listed $30,000 Dayton MLS

Property tax history

+3.2%/yr

Latest (2025): $1,585 · +0.7% YoY. Source: county tax records.