474 Kalynn Cir #19 · Fairborn, OH 45324

$192,000

2 bd · 2.0 ba · 1,568 sqft · SingleFamily · 95 Days on market

Built 2025 Est $257k · 25% 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 +10.9/30.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the Premier 55+ Lifestyle at park hills crossing. This newly constructed home offers a desirable, modern floor plan with a dream kitchen, complete with modern cabinets and abundant storage. The home's thoughtful design continues with an oversized primary bedroom, a convenient laundry room, attached 2-car garage and a spacious private patio to entertain or enjoy your morning coffee on. This home is your key to a richer life. The premier land lease community is centered around a spectacular clubhouse, a true extension of your home. Enjoy exclusive access to a billiards room, a fitness center, a quiet library, and expansive gathering areas with a big-screen tv, With multiple kitchens and a large outdoor patio, it’s perfectly designed for social events and community gatherings. This is your chance to become a part of something special. Contact us today to schedule a private tour before this home is gone and see why park hills crossing is the community you’ve been waiting for.

Key facts

• 2 garage spots
• Built 2025
• Listed 94 days

Property features AI

Finance

• HOA & community: Located in Park Hills Crossing, a 55+ senior community

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public sewer; Separate meters; Sewer connected
• Home design: Single family residence (manufactured house); Residential property; Built in 2025
• Construction: Vinyl siding; Block and slab foundation
• Exterior features: Porch; Patio; Leased lot; Supplied water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: Master bedroom; Bedroom 1
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Walk-in closet(s); Ceiling fan(s); Partial window coverings; Smoke detector(s)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (18.2% below list).
• Recommended offer: $157k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $157,117 (18.2% 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 95 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $257,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
479 Park Hills Xing #17	0.03mi	2/2.0	1,508 (-4%)	5mo	$195,900	$130	88
441 Kalynn Cir #25	0.05mi	3/2.0 (+1)	1,568 (0%)	7mo	$160,000	$102	86
474 Kalynn Cir #19	0.00mi	2/2.0	1,404 (-10%)	1mo	$192,000	$137	82
411 Kalynn Cir #30	0.10mi	3/2.0 (+1)	1,493 (-5%)	2mo	$230,900	$155	80
833 Savin Hill Ct	0.39mi	3/2.0 (+1)	1,610 (+3%)	4mo	$307,500	$191	69
462 Faculty Dr	0.73mi	3/2.0 (+1)	1,528 (-3%)	1mo	$250,000	$164	56
829 Savin Hill Ct	0.37mi	3/2.0 (+1)	1,595 (+2%)	23mo	$265,000	$166	56
1943 Fraternity Ct	0.73mi	3/2.0 (+1)	1,528 (-3%)	7mo	$249,900	$164	50
440 Glenhaven Way Unit 754-201	0.68mi	2/2.0	1,483 (-5%)	12mo	$294,900	$199	50
723 Hidden Valley Ct	0.41mi	2/2.5	1,740 (+11%)	16mo	$202,900	$117	47
1990 Herky Pl	0.68mi	3/2.0 (+1)	1,348 (-14%)	1mo	$230,500	$171	39
2441 Dewpoint Cir	0.65mi	3/2.0 (+1)	1,676 (+7%)	19mo	$400,000	$239	38

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: -16.4%
• Equity multiple: 0.40×
• Total profit: $-32,077
• Equity at exit: $28,628

10-year hold

• IRR: -3.9%
• Equity multiple: 0.71×
• Total profit: $-15,466
• Equity at exit: $16,601

Cash invested: $53,760 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$1,007
• Tax est. 1.5%: −$240 /mo · $2,880/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-86

Break-even live

Break-even rent $1,680

Max offer price $179,607

Occupancy floor —

Sensitivity live

Price	-10% $47	-5% $-19	+0% $-86	+5% $-152	+10% $-218
Rent	-10% $-210	-5% $-148	+0% $-86	+5% $-24	+10% $38
Rate	-1.0pp $11	-0.5pp $-37	base $-86	+0.5pp $-135	+1.0pp $-186

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 Sycamore Dr Fairborn, OH	2.0	2.5	1397	$1,600	$1.15	19d	1	0.31mi
712 Hidden Valley Ct Fairborn, OH	2.0	2.5	1428	$1,325	$0.93	3d	1	0.38mi
454 Glenhaven Way Fairborn, OH	2.0	2.0	1311	$2,100	$1.60	3d	1	0.66mi
2394 New Germany Trebein Rd Unit 305 Beavercreek, OH	2.0	2.0	1098	$1,750	$1.59	3d	1	0.78mi
2250 Warbler Ln Fairborn, OH	2.0	2.0	1233	$1,906	$1.55	3d	12	0.93mi
2335 Long Vista Ln Fairborn, OH	2.0	2.0	1366	$1,732	$1.27	3d	11	1.00mi
55 Truman Dr Fairborn, OH	3.0	1.0	1354	$1,545	$1.14	44d	1	1.28mi
1678 Arden Bnd Fairborn, OH	3.0	2.5	1872	$2,400	$1.28	24d	1	1.42mi
1302 Hemmingway Dr Fairborn, OH	2.0	2.0	1098	$1,229	$1.12	14d	1	1.42mi

Listing history 14 events

1. 2026-06-07
   days on market $192,000 Active 95 DOM
2. 2026-06-03
   days on market $192,000 Active 91 DOM
3. 2026-06-02
   days on market $192,000 Active 90 DOM
4. 2026-06-01
   days on market $192,000 Active 89 DOM
5. 2026-05-31
   days on market $192,000 Active 88 DOM
6. 2026-05-22
   soldstatus $192,000 Closed 1009-char remark

   Show marketing remark (1009 chars)

   Experience the Premier 55+ Lifestyle at park hills crossing. This newly constructed home offers a desirable, modern floor plan with a dream kitchen, complete with modern cabinets and abundant storage. The home's thoughtful design continues with an oversized primary bedroom, a convenient laundry room, attached 2-car garage and a spacious private patio to entertain or enjoy your morning coffee on. This home is your key to a richer life. The premier land lease community is centered around a spectacular clubhouse, a true extension of your home. Enjoy exclusive access to a billiards room, a fitness center, a quiet library, and expansive gathering areas with a big-screen tv, With multiple kitchens and a large outdoor patio, it’s perfectly designed for social events and community gatherings. This is your chance to become a part of something special. Contact us today to schedule a private tour before this home is gone and see why park hills crossing is the community you’ve been waiting for.

7. 2026-04-29
   status Pending 1009-char remark

   Show marketing remark (1009 chars)

   Experience the Premier 55+ Lifestyle at park hills crossing. This newly constructed home offers a desirable, modern floor plan with a dream kitchen, complete with modern cabinets and abundant storage. The home's thoughtful design continues with an oversized primary bedroom, a convenient laundry room, attached 2-car garage and a spacious private patio to entertain or enjoy your morning coffee on. This home is your key to a richer life. The premier land lease community is centered around a spectacular clubhouse, a true extension of your home. Enjoy exclusive access to a billiards room, a fitness center, a quiet library, and expansive gathering areas with a big-screen tv, With multiple kitchens and a large outdoor patio, it’s perfectly designed for social events and community gatherings. This is your chance to become a part of something special. Contact us today to schedule a private tour before this home is gone and see why park hills crossing is the community you’ve been waiting for.

8. 2026-04-17
   price $192,000

   Show marketing remark (1009 chars)

   Experience the Premier 55+ Lifestyle at park hills crossing. This newly constructed home offers a desirable, modern floor plan with a dream kitchen, complete with modern cabinets and abundant storage. The home's thoughtful design continues with an oversized primary bedroom, a convenient laundry room, attached 2-car garage and a spacious private patio to entertain or enjoy your morning coffee on. This home is your key to a richer life. The premier land lease community is centered around a spectacular clubhouse, a true extension of your home. Enjoy exclusive access to a billiards room, a fitness center, a quiet library, and expansive gathering areas with a big-screen tv, With multiple kitchens and a large outdoor patio, it’s perfectly designed for social events and community gatherings. This is your chance to become a part of something special. Contact us today to schedule a private tour before this home is gone and see why park hills crossing is the community you’ve been waiting for.

9. 2026-04-17
   price $192,000 1009-char remark

   Show marketing remark (1009 chars)

   Experience the Premier 55+ Lifestyle at park hills crossing. This newly constructed home offers a desirable, modern floor plan with a dream kitchen, complete with modern cabinets and abundant storage. The home's thoughtful design continues with an oversized primary bedroom, a convenient laundry room, attached 2-car garage and a spacious private patio to entertain or enjoy your morning coffee on. This home is your key to a richer life. The premier land lease community is centered around a spectacular clubhouse, a true extension of your home. Enjoy exclusive access to a billiards room, a fitness center, a quiet library, and expansive gathering areas with a big-screen tv, With multiple kitchens and a large outdoor patio, it’s perfectly designed for social events and community gatherings. This is your chance to become a part of something special. Contact us today to schedule a private tour before this home is gone and see why park hills crossing is the community you’ve been waiting for.

10. 2025-12-22
    price $195,900 1009-char remark

    Show marketing remark (1009 chars)

    Experience the Premier 55+ Lifestyle at park hills crossing. This newly constructed home offers a desirable, modern floor plan with a dream kitchen, complete with modern cabinets and abundant storage. The home's thoughtful design continues with an oversized primary bedroom, a convenient laundry room, attached 2-car garage and a spacious private patio to entertain or enjoy your morning coffee on. This home is your key to a richer life. The premier land lease community is centered around a spectacular clubhouse, a true extension of your home. Enjoy exclusive access to a billiards room, a fitness center, a quiet library, and expansive gathering areas with a big-screen tv, With multiple kitchens and a large outdoor patio, it’s perfectly designed for social events and community gatherings. This is your chance to become a part of something special. Contact us today to schedule a private tour before this home is gone and see why park hills crossing is the community you’ve been waiting for.

11. 2025-10-24
    listed $205,900 Active 1009-char remark

    Show marketing remark (1009 chars)

    Experience the Premier 55+ Lifestyle at park hills crossing. This newly constructed home offers a desirable, modern floor plan with a dream kitchen, complete with modern cabinets and abundant storage. The home's thoughtful design continues with an oversized primary bedroom, a convenient laundry room, attached 2-car garage and a spacious private patio to entertain or enjoy your morning coffee on. This home is your key to a richer life. The premier land lease community is centered around a spectacular clubhouse, a true extension of your home. Enjoy exclusive access to a billiards room, a fitness center, a quiet library, and expansive gathering areas with a big-screen tv, With multiple kitchens and a large outdoor patio, it’s perfectly designed for social events and community gatherings. This is your chance to become a part of something special. Contact us today to schedule a private tour before this home is gone and see why park hills crossing is the community you’ve been waiting for.

12. 2025-10-24
    listed $195,900 Active

    Show marketing remark (1009 chars)

    Experience the Premier 55+ Lifestyle at park hills crossing. This newly constructed home offers a desirable, modern floor plan with a dream kitchen, complete with modern cabinets and abundant storage. The home's thoughtful design continues with an oversized primary bedroom, a convenient laundry room, attached 2-car garage and a spacious private patio to entertain or enjoy your morning coffee on. This home is your key to a richer life. The premier land lease community is centered around a spectacular clubhouse, a true extension of your home. Enjoy exclusive access to a billiards room, a fitness center, a quiet library, and expansive gathering areas with a big-screen tv, With multiple kitchens and a large outdoor patio, it’s perfectly designed for social events and community gatherings. This is your chance to become a part of something special. Contact us today to schedule a private tour before this home is gone and see why park hills crossing is the community you’ve been waiting for.

13. 2024-08-22
    historical 958-char remark

    Show marketing remark (958 chars)

    Welcome to 474 Kalynn Cir - a brand-new construction nestled in the premier senior community of Park Hills Crossing. This single-family residence is designed for comfort and convenience, tailored specifically for 55+ residents. This spacious 3-bed/2 bedroom and a den, 2-bath ranch-style home offers comfortable living with modern amenities. Enjoy the open concept living room and a kitchen perfect for entertaining. Retreat to the primary suite with walk-in closet and en-suite bath. Outside, relax on the covered front porch or side patio area. Community Amenities: Access to a 5000 sq. ft. clubhouse with a workout room, billiard room, party room, and an outdoor patio with new furniture. With a $450/month land lease, this low-maintenance lifestyle awaits! June/July Special: 6 month land lease promo! For the 1st 6 months, Park Hills Crossing/Brightstar Communities will wave the $450 land lease with purchase of a new home. A total savings of $2,700!!

14. 2024-05-24
    listed $184,000 Active 958-char remark

    Show marketing remark (958 chars)

    Welcome to 474 Kalynn Cir - a brand-new construction nestled in the premier senior community of Park Hills Crossing. This single-family residence is designed for comfort and convenience, tailored specifically for 55+ residents. This spacious 3-bed/2 bedroom and a den, 2-bath ranch-style home offers comfortable living with modern amenities. Enjoy the open concept living room and a kitchen perfect for entertaining. Retreat to the primary suite with walk-in closet and en-suite bath. Outside, relax on the covered front porch or side patio area. Community Amenities: Access to a 5000 sq. ft. clubhouse with a workout room, billiard room, party room, and an outdoor patio with new furniture. With a $450/month land lease, this low-maintenance lifestyle awaits! June/July Special: 6 month land lease promo! For the 1st 6 months, Park Hills Crossing/Brightstar Communities will wave the $450 land lease with purchase of a new home. A total savings of $2,700!!

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

Taxation est. · year 1

• Rental income: $18,854
• − Mortgage interest: −$10,755
• − Property taxes: −$2,880
• − Insurance: −$960
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$5,585
• Taxable loss: −$4,343
• Est. tax savings @ 24.0%: +$1,042
• After-tax cash flow: $15/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

+4.3% since first listed

9 events — show timeline

• 2026-05-22 Sold (MLS) $192,000 Dayton MLS
• 2026-04-29 Pending — Dayton MLS
• 2026-04-17 Price Changed $192,000 WRIST
• 2026-04-17 Price Changed $192,000 Dayton MLS
• 2025-12-22 Price Changed $195,900 Dayton MLS
• 2025-10-24 Listed $195,900 WRIST
• 2025-10-24 Listed $205,900 Dayton MLS
• 2024-08-22 Listing Removed — Cincy MLS
• 2024-05-24 Listed $184,000 Cincy MLS