125 8th Ave · Dayton, KY 41074

$180,000

3 bd · 3.0 ba · 1,580 sqft · SingleFamily public records · 11 Days on market

Built 1865 4,356 sqft lot Est $300k · 40% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

Great starter home or investment opportunity! Prime location just one block above the avenue and one block from Bellevue's historic shopping district. Within walking distance to everything both Dayton and Bellevue have to offer. This house has been well taken care of for many years and owned by the same family for nearly 50 years. Off street parking with a 2 car detached garage. Fenced in back yard! With a few updates, this could be a wonderful place to call home.

Key facts

• Off street parking
• Walking distance
• Fenced in back yard

Tags

• PRIME LOCATION
• WALKING DISTANCE
• OFF STREET PARKING
• FENCED IN BACK YARD

Property features AI

Exterior

• Parking: Detached garage facing rear; 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One and one-half stories; Existing structure
• Construction: Built with block, stone, and vinyl siding; Block and stone foundation; Shingle roof
• Exterior features: Chain link fencing

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Electric oven, electric range, refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 10.7% 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; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 40% 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1865 — 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 $180,000

Questions for the listing agent

1. Built in 1865 — 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. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $300,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 8th Ave	0.26mi	3/2.0	1,536 (-3%)	0mo	$310,000	$202	79
164 Ward Ave	0.20mi	2/2.0 (-1)	1,529 (-3%)	2mo	$299,999	$196	74
402 5th Ave	0.25mi	3/2.0	1,488 (-6%)	1mo	$280,000	$188	74
138 Ward Ave	0.23mi	3/1.5	1,484 (-6%)	0mo	$380,000	$256	73
927 Thornton St	0.18mi	3/2.0	1,408 (-11%)	1mo	$207,500	$147	68
300 8th Ave	0.14mi	3/1.0	1,408 (-11%)	1mo	$210,500	$150	67
603 Belmont Rd	0.52mi	3/1.5	1,536 (-3%)	2mo	$230,000	$150	63
413 Taylor Ave	0.46mi	3/2.0	1,434 (-9%)	1mo	$315,000	$220	58
438 Clark St	0.68mi	4/2.0 (+1)	1,572 (-0%)	1mo	$150,000	$95	57
228 Center St	0.48mi	3/2.0	1,776 (+12%)	1mo	$325,000	$183	52
220 Berry Ave	0.52mi	3/2.0	1,812 (+15%)	1mo	$385,000	$212	46
412 Main St	0.67mi	2/1.0 (-1)	1,344 (-15%)	2mo	$255,000	$190	29

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: 10.8%
• Equity multiple: 1.45×
• Total profit: $22,464
• Equity at exit: $26,839

10-year hold

• IRR: 22.7%
• Equity multiple: 3.31×
• Total profit: $116,325
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$944
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $661

Break-even live

Break-even rent $1,364

Max offer price $180,000

Occupancy floor 65%

Sensitivity live

Price	-10% $763	-5% $712	+0% $661	+5% $610	+10% $560
Rent	-10% $488	-5% $575	+0% $661	+5% $748	+10% $835
Rate	-1.0pp $752	-0.5pp $707	base $661	+0.5pp $615	+1.0pp $567

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	14d	1	0.20mi
324 Fairfield Ave Unit 4 Bellevue, KY	2.0	1.0	1095	$1,545	$1.41	23d	1	0.33mi
324 Fairfield Ave Unit 1 Bellevue, KY	2.0	1.0	1080	$1,685	$1.56	5d	1	0.34mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	6d	2	0.60mi
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	25d	1	0.62mi
1243 Martin Dr Unit 1056135P Cincinnati, OH	2.0	1.0	1184	$3,191	$2.70	0d	1	0.80mi
2015 Edgecliff Pt Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,595	$1.33	6d	1	0.82mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	0d	1	0.93mi
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,749	$2.65	0d	18	0.95mi
1137 Fuller St Unit 1056121P Cincinnati, OH	1.0–2.0	1.0	1135	$3,653	$3.22	3d	2	0.98mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	0d	1	1.10mi
923 Paradrome St Cincinnati, OH	3.0	2.5	2098	$3,000	$1.43	25d	1	1.10mi
1181 Manhattan Blvd Dayton, KY	2.0	2.0	1124	$2,712	$2.41	0d	10	1.11mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,995	$3.07	0d	10	1.13mi
1404-1406 E McMillan St Cincinnati, OH	1.0–2.0	1.0–1.5	1200	$1,695	$1.41	25d	1	1.14mi
2132 Gilbert Ave Unit A Cincinnati, OH	2.0	2.5	1450	$2,250	$1.55	6d	1	1.16mi
923 Rogers Pl Cincinnati, OH	3.0	1.0	2061	$1,600	$0.78	25d	1	1.19mi
1228 E McMillan St Cincinnati, OH	1.0–2.0	1.0–2.0	1340	$2,327	$1.74	0d	14	1.20mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,280	$3.60	0d	40	1.21mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	0d	5	1.26mi
427 Oregon St Cincinnati, OH	1.0–2.0	1.0	980	$2,800	$2.86	0d	4	1.30mi
749 Morgan St Cincinnati, OH	3.0	2.0	1488	$1,745	$1.17	16d	1	1.33mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	5d	1	1.35mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,966	$2.85	0d	30	1.36mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	45d	1	1.39mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	25d	1	1.41mi
704 Wayne St Unit 1056107P Cincinnati, OH	3.0	2.0	1291	$3,898	$3.02	16d	1	1.47mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	1082	$2,674	$2.47	0d	19	1.48mi

Listing history 7 events

1. 2026-06-15
   statusdays on market $180,000 Pending 11 DOM
2. 2026-06-13
   days on market $180,000 Active 10 DOM
3. 2026-06-09
   days on market $180,000 Active 6 DOM
4. 2026-06-08
   days on market $180,000 Active 5 DOM
5. 2026-06-07
   statusdays on market $180,000 Active 4 DOM
6. 2026-05-24
   status Pending
7. 2026-05-22
   listed $180,000 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: $700 · $58/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$848/yr (+$71/mo · 121.3%)

ⓘ 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: $26,410
• − Mortgage interest: −$10,083
• − Property taxes: −$700
• − Insurance: −$900
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$5,236
• Taxable income: $5,266
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $6,674/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

2 events — show timeline

• 2026-05-24 Pending — NKMLS
• 2026-05-22 Listed $180,000 NKMLS

Property tax history

+2.8%/yr

Latest (2025): $700 · -4.2% YoY. Source: county tax records.