610 Main St · Dayton, KY 41074

$169,900

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 39 Days on market

Built 1915 2,352 sqft lot Est $248k · 32% under ↓ 26% since listing

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Why this score? — see what drove the B 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.5/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking for a 2-bedroom, 1 bath, home to invest in or make your own? Look no further with this comfortable home in the heart of Dayton, KY. The neighborhood is expanding with new activities & is in a great walkable location. This home has a new roof, vinyl plank flooring, and a new stone-brick front retaining wall. The basement has a lot of potential with plenty of storage space. This home is just minutes from Cincinnati, parks, shops, & dining. The neighborhood is growing and this home is a great opportunity!

Key facts

• Growing neighborhood
• New roof
• Vinyl plank flooring

Tags

• NEW ROOF
• VINYL PLANK FLOORING
• PLENTY OF STORAGE SPACE
• WALKABLE LOCATION
• MINUTES FROM CINCINNATI
• GROWING NEIGHBORHOOD

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single family residence; Two levels; Existing structure
• Construction: Built in 1915; Aluminum siding; Vinyl siding; Shingle roof; Block foundation
• Exterior features: Porch; Paved road access

Interior

• Kitchen: Stainless steel appliances; Electric oven; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (16 x 13); Bedroom 2 (14 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s); Full basement
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.9% in Dayton — 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 81/100 on livability (#67 in KY, #1,485 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+.
• Dayton Independent (suburban): math 23% / reading 32% proficiency, ranked #129 of 165 in KY (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln Elementary School (math 20% / reading 29%, grade F, #489 of 676 statewide, top 76%, 487 students, 82% FRL); Dayton High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 372 students, 78% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 53 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $248,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1028 5th Ave	0.19mi	2/1.0	1,320 (0%)	2mo	$175,000	$133	90
412 Main St	0.11mi	2/1.0	1,344 (+2%)	2mo	$255,000	$190	90
607 Main St	0.03mi	2/1.5	1,216 (-8%)	1mo	$239,000	$197	83
633 7th Ave	0.12mi	3/1.0 (+1)	1,380 (+4%)	4mo	$246,000	$178	78
1121 7th Ave	0.26mi	3/1.0 (+1)	1,183 (-10%)	1mo	$262,000	$221	65
300 8th Ave	0.45mi	3/1.0 (+1)	1,408 (+7%)	1mo	$210,500	$150	62
73 Harrison Ave	0.66mi	3/1.5 (+1)	1,292 (-2%)	4mo	$235,000	$182	56
927 Thornton St	0.59mi	3/2.0 (+1)	1,408 (+7%)	1mo	$207,500	$147	51
402 5th Ave	0.41mi	3/2.0 (+1)	1,488 (+13%)	1mo	$280,000	$188	50
219 8th Ave	0.50mi	2/1.5	1,128 (-14%)	3mo	$225,000	$199	48
175 Van Voast Ave	0.72mi	3/1.5 (+1)	1,440 (+9%)	3mo	$220,000	$153	42
223 4th Ave	0.55mi	3/2.5 (+1)	1,152 (-13%)	2mo	$275,000	$239	41

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 · 7.15% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $5,656
• Equity at exit: $25,333

10-year hold

• IRR: 16.1%
• Equity multiple: 2.57×
• Total profit: $74,697
• Equity at exit: $14,690

Cash invested: $47,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 41074

• Rents YoY: 7.2%
• Active inventory: 53
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$891
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $388

Break-even live

Break-even rent $1,459

Max offer price $169,900

Occupancy floor 75%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,152	$2.07	1d	19	0.42mi
1181 Manhattan Blvd Dayton, KY	2.0	2.0	1124	$2,712	$2.41	1d	10	0.57mi
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	12d	1	0.75mi
324 Fairfield Ave Unit 4 Bellevue, KY	2.0	1.0	1095	$1,545	$1.41	21d	1	0.89mi
324 Fairfield Ave Unit 1 Bellevue, KY	2.0	1.0	1080	$1,685	$1.56	3d	1	0.89mi
2401 Salutaris Ave Cincinnati, OH	1.0–2.0	1.0	800	$1,300	$1.62	23d	1	0.93mi
2015 Edgecliff Pt Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,595	$1.33	4d	1	0.96mi
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	23d	1	0.96mi
1404-1406 E McMillan St Cincinnati, OH	1.0–2.0	1.0–1.5	1200	$1,695	$1.41	23d	1	1.03mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	4d	2	1.04mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$2,668	$2.93	1d	39	1.10mi
2330 Victory Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	693	$1,999	$2.88	2d	6	1.11mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1000	$1,395	$1.40	23d	1	1.12mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	3d	1	1.12mi
2716 Woodburn Ave Unit 2 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	23d	1	1.15mi
1228 E McMillan St Cincinnati, OH	1.0–2.0	1.0–2.0	1340	$2,327	$1.74	1d	14	1.17mi
2118 Saint James Ave Cincinnati, OH	2.0	1.0	1005	$1,650	$1.64	23d	1	1.21mi
960 Francisco St Unit 107 Cincinnati, OH	2.0	2.0	912	$1,649	$1.81	23d	1	1.29mi
2624 Victory Pkwy Unit 206 Cincinnati, OH	2.0	1.0	975	$1,499	$1.54	10d	1	1.30mi
1243 Martin Dr Unit 1056135P Cincinnati, OH	2.0	1.0	1184	$3,099	$2.62	1d	1	1.31mi
3001-A Woodburn Ave Cincinnati, OH	1.0–2.0	1.0–2.0	947	$2,252	$2.38	1d	12	1.31mi
975 E McMillan St Unit 201 Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	20d	1	1.35mi
975 E McMillan St Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	20d	1	1.35mi
2101 Grandin Rd Cincinnati, OH	1.0–2.0	1.0–2.0	1042	$2,099	$2.01	1d	12	1.37mi
2132 Gilbert Ave Unit A Cincinnati, OH	2.0	2.5	1450	$2,250	$1.55	4d	1	1.47mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	1d	1	1.47mi
1137 Fuller St Unit 1056121P Cincinnati, OH	1.0–2.0	1.0	1135	$3,653	$3.22	1d	2	1.49mi

Listing history 4 events

1. 2026-05-18
   status Pending
2. 2026-05-11
   price $169,900
3. 2026-04-14
   price $189,900
4. 2026-04-09
   listed $229,900 Active

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

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $1,492 · $124/mo
• Projected year-2 tax: $1,492 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $23,396
• − Mortgage interest: −$9,517
• − Property taxes: −$1,492
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$4,943
• Taxable income: $2,054
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $4,159/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: Dayton Independent
• NCES district ID: 2101530
• Math proficiency: 23% ▼ -13.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $38,533
• Composite: 23.0/100
• National rank: #7978
• State rank: #129 of 165 in KY

Livability — Dayton

• Score: 81/100
• State rank: #67
• US rank: #1485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, KY
• County: Campbell County · 84,793 people
• City population: 5,756
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 5,756
• Household income: $66,087
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 215.0

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 95,668 people
• By 2030: 96,886 · +1.3%
• By 2040: 97,734 · +2.2%
• By 2050: 96,413 · +0.8%
• By 2075: 90,211 · -5.7%
• By 2100: 79,434 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Campbell

• 2024 margin: R (+19.7) · D 39.2% · R 58.9% · Other 1.9%
• 2008→2024 swing: +1.2pp toward D · 2008: -20.9pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.6 2016: R+24.5 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.48%
• Current HPI: 235.1437
• Rent YoY: ▲ 7.15%
• Metro: Cincinnati, OH-KY-IN
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

-26.1% since first listed

4 events — show timeline

• 2026-05-18 Pending — NKMLS
• 2026-05-11 Price Changed $169,900 NKMLS
• 2026-04-14 Price Changed $189,900 NKMLS
• 2026-04-09 Listed $229,900 NKMLS

Property tax history

+3.5%/yr

Latest (2025): $1,492 · +0.5% YoY. Source: county tax records.