105 N Maple Ave · Fairborn, OH 45324

$600,000

12 bd · 0.0 ba · 4,914 sqft · MultiFamily · 9 Days on market

Built 1970 9,148 sqft lot

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Rare opportunity to own a fully leased 6-unit apartment building in Fairborn! This well-maintained brick multi-family property features six 2-bedroom, 1-bath units, with three upper and three lower apartments. Each unit offers central air, washer and dryer hookups (in unit), and private outdoor space with either a balcony or patio. Tenants enjoy off-street parking and pay their own gas and electric, while the owner covers water, sewer, and trash. The low-maintenance brick exterior provides excellent curb appeal. Ideally located near downtown Fairborn, Wright-Patterson Air Force Base, Wright State University, and SR 675. This property offers strong rental history, positive cash flow, and solid long-term tenants.

Key facts

• Off street parking
• Central air
• 9,148 sq ft lot

Tags

• CENTRAL AIR
• WASHER AND DRYER HOOKUPS
• PRIVATE OUTDOOR SPACE
• OFF STREET PARKING
• LOW MAINTENANCE BRICK EXTERIOR
• EXCELLENT CURB APPEAL

Property features AI

Finance

• Financial info: Total of 6 rental units with average 2-bedroom rent listed at $800

Exterior

• Parking: Detached driveway parking; 6 garage spaces; 6 open parking spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Two levels; Residential zoning
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Patio; Balcony; Corner lot

Interior

• Bedrooms: Six 2-bedroom units
• Heating & cooling: Central air conditioning; Forced-air gas heating; Separate furnace for units; Separate air conditioning for units; Separate gas and electric metering; Heat paid by tenants; Water paid by owner
• Interior features: Cable TV available; Smoke alarm installed

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive. Per door: $128/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $600k).
• Cap rate 8.8% 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; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• At $6,366/mo this rent would consume 118% of the median local household income ($65k/yr) (locally 1472% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 17y 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 $205k; list at $600k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $600,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.9

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-29,935
• Equity at exit: $89,462

10-year hold

• IRR: 8.1%
• Equity multiple: 1.69×
• Total profit: $116,314
• Equity at exit: $51,877

Cash invested: $168,000 (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: 47.1×

Monthly cashflow live

• Estimated rent: $6,366 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$402 /mo · $4,830/yr
• Insurance: −$250
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,337
• Net cashflow: $770

Break-even live

Break-even rent $5,392

Max offer price $600,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,109	-5% $940	+0% $770	+5% $600	+10% $430
Rent	-10% $267	-5% $518	+0% $770	+5% $1,021	+10% $1,273
Rate	-1.0pp $1,072	-0.5pp $922	base $770	+0.5pp $614	+1.0pp $456

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$6,366
Total (6 units)			$6,366

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $600,000 Active 9 DOM
2. 2026-06-17
   days on market $600,000 Active 8 DOM
3. 2026-06-16
   days on market $600,000 Active 7 DOM
4. 2026-06-15
   days on market $600,000 Active 6 DOM
5. 2026-06-14
   days on market $600,000 Active 4 DOM
6. 2026-06-13
   days on market $600,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $600,000 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: $4,830 · $402/mo
• Projected year-2 tax: $7,095 · $591/mo
• Expected delta: +$2,265/yr (+$189/mo · 46.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 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: $76,392
• − Mortgage interest: −$33,609
• − Property taxes: −$4,830
• − Insurance: −$8,525
• − Repairs & maintenance: −$6,111
• − Management: −$6,111
• − Depreciation: −$17,455
• Taxable loss: −$249
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $9,297/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

+61.3% since first listed

23 events — show timeline

• 2026-06-09 Listed $600,000 Cincy MLS
• 2026-06-09 Listed $600,000 Dayton MLS
• 2015-08-21 Sold (MLS) $205,000 Dayton MLS
• 2015-08-21 Sold (MLS) $205,000 Dayton MLS
• 2015-07-01 Pending — Dayton MLS
• 2015-06-09 Contingent — Dayton MLS
• 2015-06-03 Listed $215,000 Dayton MLS
• 2013-06-11 Sold (Public Records) $165,000 Public Records
• 2013-06-07 Sold (MLS) $165,000 Dayton MLS
• 2013-06-07 Sold (MLS) $165,000 Dayton MLS
• 2013-04-22 Listing Removed — Dayton MLS
• 2011-09-15 Listed $179,900 Dayton MLS
• 2011-07-04 Listing Removed — Dayton MLS
• 2011-01-04 Listed $225,000 Dayton MLS
• 2010-11-14 Listing Removed — Dayton MLS
• 2010-07-14 Listed $249,900 Dayton MLS
• 2010-06-30 Listing Removed — Dayton MLS
• 2010-03-03 Listed $249,900 Dayton MLS
• 2010-03-01 Listing Removed — Dayton MLS
• 2010-01-05 Listed $268,900 Dayton MLS
• 2009-12-26 Listing Removed — Dayton MLS
• 2009-11-25 Listed $268,900 Dayton MLS
• 2003-08-06 Sold (Public Records) $372,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,830 · +0.7% YoY. Source: county tax records.