1105 Mckinney Ave · Dayton, KY 41074

$219,900

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 12 Days on market

Built 1921 5,706 sqft lot Est $282k · 22% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• 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 MLS

This 3 BR/2 BA home sits above the hustle of the city and gives you a sense of a rural setting but with the convience of access to the ammenties of the city! Great enclosed front porch, large rooms with tons of natual light. The kitchen and partial finished basement are great for entertaining and the backyard is private and peaceful!! Don't miss out!!

Key facts

• Mature surroundings
• Large backyard
• Quiet hillside lot

Tags

• ENCLOSED FRONT PORCH
• PARTIALLY FINISHED BASEMENT
• QUIET HILLSIDE LOT
• LARGE BACKYARD
• MATURE SURROUNDINGS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family house; One-and-a-half stories
• Construction: Built in 1921; Vinyl and wood siding; Block foundation
• Exterior features: Privacy fencing; Wooded lot; Double-hung windows; Shingle roof; Lot dimensions about 50 x 114 (0.13 acres)

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom, approx. 15 x 12
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Gas range; Dishwasher; Microwave; Refrigerator; Full and partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $206k (6.1% below list).
• Recommended offer: $206k (6.1% 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; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 37% 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,384 (6.1% below list)

Questions for the listing agent

1. Built in 1921 — 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: 0.94% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $281,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 Thornton St	0.33mi	3/2.0	1,408 (+6%)	1mo	$207,500	$147	73
300 8th Ave	0.29mi	3/1.0	1,408 (+6%)	1mo	$210,500	$150	72
1028 5th Ave	0.44mi	2/1.0 (-1)	1,320 (-1%)	2mo	$175,000	$133	68
607 Main St	0.31mi	2/1.5 (-1)	1,216 (-8%)	1mo	$239,000	$197	64
402 5th Ave	0.36mi	3/2.0	1,488 (+12%)	1mo	$280,000	$188	62
335 Prospect St	0.66mi	3/2.0	1,280 (-4%)	1mo	$314,000	$245	62
321 Division St	0.66mi	2/1.5 (-1)	1,326 (-0%)	1mo	$281,000	$212	61
411 Washington Ave	0.59mi	3/1.0	1,270 (-4%)	2mo	$187,500	$148	60
1121 7th Ave	0.43mi	3/1.0	1,183 (-11%)	1mo	$262,000	$221	57
413 Taylor Ave	0.69mi	3/2.0	1,434 (+8%)	1mo	$315,000	$220	54
223 4th Ave	0.47mi	3/2.5	1,152 (-13%)	2mo	$275,000	$239	53
138 Ward Ave	0.64mi	3/1.5	1,484 (+12%)	0mo	$380,000	$256	49

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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-19,977
• Equity at exit: $32,788

10-year hold

• IRR: 5.8%
• Equity multiple: 1.51×
• Total profit: $31,435
• Equity at exit: $19,013

Cash invested: $61,572 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$281 /mo · $3,376/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $104

Break-even live

Break-even rent $1,932

Max offer price $219,900

Occupancy floor 90%

Sensitivity live

Price	-10% $229	-5% $167	+0% $104	+5% $42	+10% $-20
Rent	-10% $-59	-5% $23	+0% $104	+5% $186	+10% $267
Rate	-1.0pp $215	-0.5pp $160	base $104	+0.5pp $47	+1.0pp $-11

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	0.54mi
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	25d	1	0.67mi
324 Fairfield Ave Unit 4 Bellevue, KY	2.0	1.0	1095	$1,545	$1.41	23d	1	0.67mi
324 Fairfield Ave Unit 1 Bellevue, KY	2.0	1.0	1080	$1,685	$1.56	5d	1	0.67mi
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,749	$2.65	0d	18	0.71mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	6d	2	0.75mi
1181 Manhattan Blvd Dayton, KY	2.0	2.0	1124	$2,712	$2.41	0d	10	0.77mi
2015 Edgecliff Pt Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,595	$1.33	6d	1	1.04mi
2401 Salutaris Ave Cincinnati, OH	1.0–2.0	1.0	800	$1,300	$1.62	25d	1	1.12mi
1243 Martin Dr Unit 1056135P Cincinnati, OH	2.0	1.0	1184	$3,191	$2.70	0d	1	1.18mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	0d	1	1.22mi
1404-1406 E McMillan St Cincinnati, OH	1.0–2.0	1.0–1.5	1200	$1,795	$1.50	0d	1	1.22mi
2118 Saint James Ave Cincinnati, OH	2.0	1.0	1005	$1,650	$1.64	25d	1	1.24mi
2330 Victory Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	693	$1,999	$2.88	4d	6	1.24mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,280	$3.60	0d	40	1.29mi
1228 E McMillan St Cincinnati, OH	1.0–2.0	1.0–2.0	1340	$2,327	$1.74	0d	14	1.34mi
1137 Fuller St Unit 1056121P Cincinnati, OH	1.0–2.0	1.0	1135	$3,653	$3.22	4d	2	1.35mi
960 Francisco St Unit 107 Cincinnati, OH	2.0	2.0	912	$1,649	$1.81	25d	1	1.36mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1000	$1,395	$1.40	25d	1	1.36mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	5d	1	1.36mi
2716 Woodburn Ave Unit 2 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	25d	1	1.37mi
962 Pavilion St Unit 1056059P Cincinnati, OH	1.0–2.0	1.0	806	$2,844	$3.53	0d	2	1.38mi
2624 Victory Pkwy Unit 206 Cincinnati, OH	2.0	1.0	975	$1,499	$1.54	12d	1	1.47mi
975 E McMillan St Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	22d	1	1.47mi
975 E McMillan St Unit 201 Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	22d	1	1.47mi
2132 Gilbert Ave Unit A Cincinnati, OH	2.0	2.5	1450	$2,250	$1.55	0d	1	1.48mi
2132 Gilbert Ave Unit A Cincinnati, OH	2.0	2.5	1450	$2,250	$1.55	6d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $219,900 Active 12 DOM
2. 2026-06-18
   days on market $219,900 Active 9 DOM
3. 2026-06-17
   days on market $219,900 Active 8 DOM
4. 2026-06-16
   statusdays on market $219,900 Active 7 DOM
5. 2026-05-23
   listed $219,900 Active
6. 2024-09-30
   soldstatus $1,215,000
7. 2021-12-27
   soldstatus $140,000
8. 2021-10-27
   soldstatus $140,000 Closed 354-char remark

   Show marketing remark (354 chars)

   This 3 BR/2 BA home sits above the hustle of the city and gives you a sense of a rural setting but with the convience of access to the ammenties of the city! Great enclosed front porch, large rooms with tons of natual light. The kitchen and partial finished basement are great for entertaining and the backyard is private and peaceful!! Don't miss out!!

9. 2021-10-13
   status Pending 354-char remark

   Show marketing remark (354 chars)

   This 3 BR/2 BA home sits above the hustle of the city and gives you a sense of a rural setting but with the convience of access to the ammenties of the city! Great enclosed front porch, large rooms with tons of natual light. The kitchen and partial finished basement are great for entertaining and the backyard is private and peaceful!! Don't miss out!!

10. 2021-10-12
    status Active 354-char remark

    Show marketing remark (354 chars)

    This 3 BR/2 BA home sits above the hustle of the city and gives you a sense of a rural setting but with the convience of access to the ammenties of the city! Great enclosed front porch, large rooms with tons of natual light. The kitchen and partial finished basement are great for entertaining and the backyard is private and peaceful!! Don't miss out!!

11. 2021-09-30
    status Pending 354-char remark

    Show marketing remark (354 chars)

    This 3 BR/2 BA home sits above the hustle of the city and gives you a sense of a rural setting but with the convience of access to the ammenties of the city! Great enclosed front porch, large rooms with tons of natual light. The kitchen and partial finished basement are great for entertaining and the backyard is private and peaceful!! Don't miss out!!

12. 2021-09-27
    status Active 354-char remark

    Show marketing remark (354 chars)

    This 3 BR/2 BA home sits above the hustle of the city and gives you a sense of a rural setting but with the convience of access to the ammenties of the city! Great enclosed front porch, large rooms with tons of natual light. The kitchen and partial finished basement are great for entertaining and the backyard is private and peaceful!! Don't miss out!!

13. 2021-09-20
    status Pending 354-char remark

    Show marketing remark (354 chars)

    This 3 BR/2 BA home sits above the hustle of the city and gives you a sense of a rural setting but with the convience of access to the ammenties of the city! Great enclosed front porch, large rooms with tons of natual light. The kitchen and partial finished basement are great for entertaining and the backyard is private and peaceful!! Don't miss out!!

14. 2021-09-17
    listed $149,000 Active 354-char remark

    Show marketing remark (354 chars)

    This 3 BR/2 BA home sits above the hustle of the city and gives you a sense of a rural setting but with the convience of access to the ammenties of the city! Great enclosed front porch, large rooms with tons of natual light. The kitchen and partial finished basement are great for entertaining and the backyard is private and peaceful!! Don't miss out!!

15. 2007-12-12
    soldstatus $99,485
16. 2007-11-19
    soldstatus $99,485 194-char remark

    Show marketing remark (194 chars)

    Wonderful Sun Room, master bedroom w/adjoining bath w/whirlpool tub! New carpet, paint & drywall! Newer furnace, C/A & hot water heater. Newer windows and roof! You have got to see this!

17. 2007-07-02
    listed $102,900 194-char remark

    Show marketing remark (194 chars)

    Wonderful Sun Room, master bedroom w/adjoining bath w/whirlpool tub! New carpet, paint & drywall! Newer furnace, C/A & hot water heater. Newer windows and roof! You have got to see this!

18. 2006-09-14
    soldstatus $52,000
19. 2006-08-30
    soldstatus $51,900
20. 2006-07-28
    listed $51,900
21. 1987-09-28
    soldstatus $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: $3,376 · $281/mo
• Projected year-2 tax: $3,376 · $281/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 18 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: $24,766
• − Mortgage interest: −$12,318
• − Property taxes: −$3,376
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$6,397
• Taxable loss: −$2,387
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $1,825/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

+587.2% since first listed

17 events — show timeline

• 2026-05-23 Listed $219,900 NKMLS
• 2024-09-30 Sold (Public Records) $1,215,000 Public Records
• 2021-12-27 Sold (Public Records) $140,000 Public Records
• 2021-10-27 Sold (MLS) $140,000 NKMLS
• 2021-10-13 Pending — NKMLS
• 2021-10-12 Relisted — NKMLS
• 2021-09-30 Pending — NKMLS
• 2021-09-27 Relisted — NKMLS
• 2021-09-20 Pending — NKMLS
• 2021-09-17 Listed $149,000 NKMLS
• 2007-12-12 Sold (Public Records) $99,485 Public Records
• 2007-11-19 Sold (MLS) $99,485 NKMLS
• 2007-07-02 Listed $102,900 NKMLS
• 2006-09-14 Sold (Public Records) $52,000 Public Records
• 2006-08-30 Sold (MLS) $51,900 NKMLS
• 2006-07-28 Listed $51,900 NKMLS
• 1987-09-28 Sold (Public Records) $32,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,376 · +88.4% YoY. Source: county tax records.