505 9th Ave · Dayton, KY 41074

$129,900

3 bd · 2.0 ba · 504 sqft · SingleFamily public records · 88 Days on market

Built 1850 3,398 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Bank owned 2 story, wooded lot,hardwood floors, some updates, will need rehab, convenient location.Property sold as is.

Key facts

• Hard wood floors
• Wooded lot
• Lower level

Tags

• WOODED LOT
• SIDE YARD
• HARD WOOD FLOORS
• PRIVATE LOCATION
• FIRST FLOOR LAUNDRY
• LOWER LEVEL

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Private sewer; Cable available; Natural gas available; Sewer available
• Home design: Single-family house; Two levels; Existing structure
• Construction: Aluminum siding; Block foundation
• Exterior features: Deck; Porch; Corner lot; Vinyl-framed windows; Asphalt roof

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Primary bedroom (10 x 10); Bedroom 2 (10 x 10); Bedroom 3 (14 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Electric oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 42% 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $10k; list at $130k implies a 1199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.76% ✓
• Cap rate: 15.57%
• Cash-on-cash: 33.12%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.15% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.45×
• Total profit: $52,821
• Equity at exit: $19,369

10-year hold

• IRR: 41.8%
• Equity multiple: 5.75×
• Total profit: $172,763
• Equity at exit: $11,231

Cash invested: $36,372 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$681
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,004

Break-even live

Break-even rent $1,020

Max offer price $129,900

Occupancy floor 51%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,749	$2.65	1d	19	0.66mi
2401 Salutaris Ave Cincinnati, OH	1.0–2.0	1.0	800	$1,300	$1.62	23d	1	0.95mi
2330 Victory Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	693	$1,999	$2.88	2d	6	1.07mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	1d	39	1.13mi
3001-A Woodburn Ave Cincinnati, OH	1.0–2.0	1.0–2.0	947	$2,252	$2.38	1d	12	1.40mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,995	$3.07	1d	10	1.41mi

Listing history 20 events

1. 2026-06-09
   days on market $129,900 Active 88 DOM
2. 2026-06-08
   days on market $129,900 Active 87 DOM
3. 2026-06-07
   days on market $129,900 Active 86 DOM
4. 2026-06-03
   days on market $129,900 Active 82 DOM
5. 2026-06-02
   days on market $129,900 Active 81 DOM
6. 2026-06-01
   days on market $129,900 Active 80 DOM
7. 2026-05-31
   days on market $129,900 Active 79 DOM
8. 2026-03-11
   listed $129,900 Active
9. 2015-09-18
   soldstatus $10,000 119-char remark

   Show marketing remark (119 chars)

   Bank owned 2 story, wooded lot,hardwood floors, some updates, will need rehab, convenient location.Property sold as is.

10. 2015-07-10
    listed $24,900 119-char remark

    Show marketing remark (119 chars)

    Bank owned 2 story, wooded lot,hardwood floors, some updates, will need rehab, convenient location.Property sold as is.

11. 2015-06-29
    historical
12. 2015-01-27
    listed $29,900
13. 2014-10-01
    historical
14. 2013-08-06
    listed $65,000
15. 2007-11-30
    soldstatus $17,000
16. 2007-11-30
    soldstatus $17,000
17. 2007-11-20
    soldstatus $17,000
18. 2007-07-20
    listed $24,000
19. 2005-02-19
    historical
20. 2004-08-19
    listed $32,000

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$274/yr (+$23/mo · 32.5%)

ⓘ 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: $27,484
• − Mortgage interest: −$7,276
• − Property taxes: −$843
• − Insurance: −$650
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$3,779
• Taxable income: $10,538
• Est. tax owed @ 24.0%: −$2,529
• After-tax cash flow: $9,516/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

+305.9% since first listed

13 events — show timeline

• 2026-03-11 Listed $129,900 NKMLS
• 2015-09-18 Sold (MLS) $10,000 NKMLS
• 2015-07-10 Listed $24,900 NKMLS
• 2015-06-29 Listing Removed — NKMLS
• 2015-01-27 Listed $29,900 NKMLS
• 2014-10-01 Listing Removed — NKMLS
• 2013-08-06 Listed $65,000 NKMLS
• 2007-11-30 Sold (Public Records) $17,000 Public Records
• 2007-11-30 Sold (Public Records) $17,000 Public Records
• 2007-11-20 Sold (MLS) $17,000 NKMLS
• 2007-07-20 Listed $24,000 NKMLS
• 2005-02-19 Listing Removed — NKMLS
• 2004-08-19 Listed $32,000 NKMLS

Property tax history

+1.5%/yr

Latest (2025): $843 · +0.5% YoY. Source: county tax records.