833 O Fallon Ave · Dayton, KY 41074

$249,900

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 14 Days on market

Built 1904 2,265 sqft lot Est $261k · at est.

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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).

• Cash flow +14.6/30.0
• ARV discount +9.4/15.0
• DSCR +4.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* PENDING * Conveniently located in Dayton's Historic District. A short walk away from the up and coming "BED" Bellevue Entertainment District. You will not want to miss out on this move-in ready home! First floor laundry! Private end lot with a detached garage hooked with electric for possible Studio apartment/bedroom above. Private fenced yard to entertain with plenty of street parking. Quick access to major highways while offering that "small town feel".

Key facts

• Bonus space
• Fully fenced yard
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED YARD
• DETACHED GARAGE
• BONUS SPACE
• INCOME-PRODUCING AIRBNB

Property features AI

Exterior

• Parking: Detached garage; On-street parking; Off-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Two-story single-family house; Built in 1904
• Construction: Vinyl siding; Shingle roof; Stone foundation; Garage(s) on the property
• Exterior features: Covered patio and porch; Private yard; Privacy fencing; Level lot; Paved road frontage on a city street

Interior

• Kitchen: Electric cooktop; Electric oven; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom with stone accent wall; Second bedroom; Third bedroom
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Laminate counters; Built-in storage; High-speed internet available; Ceiling fans; High ceilings; Multi-panel doors; Natural woodwork; Full basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $59 ($703/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 $208k (16.7% below list).
• Recommended offer: $208k (16.7% below list) — sets the bar for 1% rule.

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; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 38% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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 $160k; list at $250k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,094 (16.7% below list)

Questions for the listing agent

1. Built in 1904 — 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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $261,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Washington Ave	0.27mi	3/1.0	1,270 (+3%)	2mo	$187,500	$148	79
335 Prospect St	0.26mi	3/2.0	1,280 (+4%)	1mo	$314,000	$245	78
911 Thornton St	0.07mi	3/1.5	1,075 (-13%)	1mo	$216,000	$201	74
223 4th Ave	0.31mi	3/2.5	1,152 (-6%)	2mo	$275,000	$239	70
927 Thornton St	0.10mi	3/2.0	1,408 (+14%)	1mo	$207,500	$147	69
321 Division St	0.28mi	2/1.5 (-1)	1,326 (+8%)	1mo	$281,000	$212	68
318 Walnut St	0.35mi	3/2.0	1,320 (+7%)	2mo	$325,000	$246	68
300 8th Ave	0.21mi	3/1.0	1,408 (+14%)	1mo	$210,500	$150	64
803 Taylor Ave	0.61mi	3/2.5	1,253 (+2%)	1mo	$320,000	$255	64
607 Main St	0.66mi	2/1.5 (-1)	1,216 (-1%)	1mo	$239,000	$197	61
326 Covert Run Pike	0.53mi	3/1.0	1,078 (-12%)	1mo	$258,000	$239	52
412 Main St	0.72mi	2/1.0 (-1)	1,344 (+9%)	2mo	$255,000	$190	42

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: -10.5%
• Equity multiple: 0.60×
• Total profit: $-27,767
• Equity at exit: $37,261

10-year hold

• IRR: 3.5%
• Equity multiple: 1.30×
• Total profit: $20,865
• Equity at exit: $21,607

Cash invested: $69,972 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $59

Break-even live

Break-even rent $2,007

Max offer price $249,900

Occupancy floor 92%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	11d	1	0.14mi
324 Fairfield Ave Unit 4 Bellevue, KY	2.0	1.0	1095	$1,545	$1.41	21d	1	0.27mi
324 Fairfield Ave Unit 1 Bellevue, KY	2.0	1.0	1080	$1,685	$1.56	2d	1	0.28mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	4d	2	0.46mi
1243 Martin Dr Unit 1056135P Cincinnati, OH	2.0	1.0	1184	$3,099	$2.62	1d	1	0.82mi
2015 Edgecliff Pt Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,595	$1.33	4d	1	0.95mi
1137 Fuller St Unit 1056121P Cincinnati, OH	1.0–2.0	1.0	1135	$3,653	$3.22	1d	2	0.99mi
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,749	$2.65	1d	19	1.04mi
2118 Saint James Ave Cincinnati, OH	2.0	1.0	1005	$1,650	$1.64	23d	1	1.05mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,995	$3.07	1d	10	1.13mi
1181 Manhattan Blvd Dayton, KY	2.0	2.0	1124	$2,712	$2.41	1d	10	1.17mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	1d	4	1.17mi
2401 Salutaris Ave Cincinnati, OH	1.0–2.0	1.0	800	$1,300	$1.62	23d	1	1.18mi
2330 Victory Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	693	$1,999	$2.88	2d	6	1.21mi
960 Francisco St Unit 107 Cincinnati, OH	2.0	2.0	912	$1,649	$1.81	23d	1	1.21mi
2132 Gilbert Ave Unit A Cincinnati, OH	2.0	2.5	1450	$2,250	$1.55	4d	1	1.25mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	43d	1	1.25mi
1404-1406 E McMillan St Cincinnati, OH	1.0–2.0	1.0–1.5	1200	$1,695	$1.41	23d	1	1.27mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	23d	1	1.28mi
427 Oregon St Cincinnati, OH	1.0–2.0	1.0	980	$2,800	$2.86	1d	4	1.29mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,936	$2.83	1d	22	1.31mi
1228 E McMillan St Cincinnati, OH	1.0–2.0	1.0–2.0	1340	$2,327	$1.74	1d	14	1.33mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	1d	39	1.34mi
1713 William Howard Taft Rd #1 Cincinnati, OH	2.0	1.0	850	$1,695	$1.99	23d	1	1.37mi
975 E McMillan St Unit 201 Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	20d	1	1.40mi
975 E McMillan St Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	20d	1	1.40mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$2,249	$2.40	1d	12	1.42mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	43d	1	1.42mi
749 Morgan St Cincinnati, OH	3.0	2.0	1488	$1,745	$1.17	14d	1	1.44mi
2716 Woodburn Ave Unit 2 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	23d	1	1.46mi
2624 Victory Pkwy Unit 206 Cincinnati, OH	2.0	1.0	975	$1,499	$1.54	10d	1	1.47mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1000	$1,395	$1.40	23d	1	1.49mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	3d	1	1.49mi

Listing history 14 events

1. 2026-05-13
   listed $249,900 Active
2. 2020-08-26
   soldstatus $160,000
3. 2020-08-21
   soldstatus $160,000 Closed 482-char remark

   Show marketing remark (482 chars)

   * PENDING * Conveniently located in Dayton's Historic District. A short walk away from the up and coming "BED" Bellevue Entertainment District. You will not want to miss out on this move-in ready home! First floor laundry! Private end lot with a detached garage hooked with electric for possible Studio apartment/bedroom above. Private fenced yard to entertain with plenty of street parking. Quick access to major highways while offering that "small town feel".

4. 2020-07-08
   status Pending 482-char remark

   Show marketing remark (482 chars)

   * PENDING * Conveniently located in Dayton's Historic District. A short walk away from the up and coming "BED" Bellevue Entertainment District. You will not want to miss out on this move-in ready home! First floor laundry! Private end lot with a detached garage hooked with electric for possible Studio apartment/bedroom above. Private fenced yard to entertain with plenty of street parking. Quick access to major highways while offering that "small town feel".

5. 2020-07-02
   listed $149,900 Active 482-char remark

   Show marketing remark (482 chars)

   * PENDING * Conveniently located in Dayton's Historic District. A short walk away from the up and coming "BED" Bellevue Entertainment District. You will not want to miss out on this move-in ready home! First floor laundry! Private end lot with a detached garage hooked with electric for possible Studio apartment/bedroom above. Private fenced yard to entertain with plenty of street parking. Quick access to major highways while offering that "small town feel".

6. 2013-09-10
   historical
7. 2013-06-17
   listed $124,900
8. 2009-06-30
   soldstatus $109,000
9. 2009-06-26
   soldstatus $109,000
10. 2009-03-03
    listed $112,900
11. 2008-12-23
    soldstatus $29,001
12. 2008-12-02
    listed $29,000
13. 1988-08-23
    soldstatus $22,000
14. 1987-05-04
    soldstatus $18,000

ⓘ 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: $2,049 · $171/mo
• Projected year-2 tax: $2,149 · $179/mo
• Expected delta: +$100/yr (+$8/mo · 4.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $24,971
• − Mortgage interest: −$13,998
• − Property taxes: −$2,049
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$7,270
• Taxable loss: −$3,591
• Est. tax savings @ 24.0%: +$862
• After-tax cash flow: $1,565/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

+1288.3% since first listed

14 events — show timeline

• 2026-05-13 Listed $249,900 NKMLS
• 2020-08-26 Sold (Public Records) $160,000 Public Records
• 2020-08-21 Sold (MLS) $160,000 NKMLS
• 2020-07-08 Pending — NKMLS
• 2020-07-02 Listed $149,900 NKMLS
• 2013-09-10 Listing Removed — NKMLS
• 2013-06-17 Listed $124,900 NKMLS
• 2009-06-30 Sold (Public Records) $109,000 Public Records
• 2009-06-26 Sold (MLS) $109,000 NKMLS
• 2009-03-03 Listed $112,900 NKMLS
• 2008-12-23 Sold (MLS) $29,001 NKMLS
• 2008-12-02 Listed $29,000 NKMLS
• 1988-08-23 Sold (Public Records) $22,000 Public Records
• 1987-05-04 Sold (Public Records) $18,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,049 · +0.5% YoY. Source: county tax records.