605 8th Ave · Dayton, KY 41074

$155,000

4 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 12 Days on market

Built 1885 2,744 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

Investors take a look! This brick home still holds a lot of historic Dayton charm! This property is being sold AS-IS

Key facts

• 2,744 sq ft lot
• Parking
• Built 1885

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Two levels
• Construction: Built in 1885; Brick construction; Poured concrete and stone foundation
• Exterior features: Shingle roof; Lot of approximately 0.06 acres

Interior

• Kitchen: Gas cooktop, Gas oven, Dishwasher, Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Gas cooktop, Gas oven, Dishwasher, Refrigerator; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 13.5% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 44% 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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $155k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — 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 $155,000

Questions for the listing agent

1. Built in 1885 — 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: 1.58% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.61%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $312,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 7th Ave	0.06mi	3/1.5 (-1)	1,568 (-6%)	3mo	$248,000	$158	78
520 4th Ave	0.20mi	4/2.0	1,771 (+6%)	3mo	$285,000	$161	77
417 8th Ave	0.17mi	3/2.0 (-1)	1,536 (-8%)	0mo	$310,000	$202	74
1008 3rd Ave	0.38mi	4/2.0	1,742 (+5%)	0mo	$160,000	$92	74
326 5th Ave	0.29mi	4/2.0	1,785 (+7%)	4mo	$348,000	$195	71
603 Belmont Rd	0.23mi	3/1.5 (-1)	1,536 (-8%)	2mo	$230,000	$150	67
402 5th Ave	0.25mi	3/2.0 (-1)	1,488 (-11%)	1mo	$280,000	$188	65
23 Beechwood Pl	0.51mi	3/1.5 (-1)	1,638 (-2%)	3mo	$299,000	$183	64
159 Ward Ave	0.60mi	3/2.0 (-1)	1,680 (+1%)	5mo	$340,000	$202	61
138 Ward Ave	0.63mi	3/1.5 (-1)	1,484 (-11%)	0mo	$380,000	$256	45
175 Van Voast Ave	0.55mi	3/1.5 (-1)	1,440 (-14%)	3mo	$220,000	$153	43
17 Harrison Ave	0.67mi	3/2.5 (-1)	1,862 (+12%)	3mo	$410,000	$220	39

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: 23.7%
• Equity multiple: 2.03×
• Total profit: $44,497
• Equity at exit: $23,111

10-year hold

• IRR: 34.0%
• Equity multiple: 4.74×
• Total profit: $162,178
• Equity at exit: $13,402

Cash invested: $43,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$813
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $926

Break-even live

Break-even rent $1,269

Max offer price $155,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,014	-5% $970	+0% $926	+5% $882	+10% $839
Rent	-10% $733	-5% $830	+0% $926	+5% $1,023	+10% $1,119
Rate	-1.0pp $1,004	-0.5pp $966	base $926	+0.5pp $886	+1.0pp $845

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	2d	19	0.57mi
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	12d	1	0.58mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	2d	39	1.08mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	2d	1	1.11mi
923 Rogers Pl Cincinnati, OH	3.0	1.0	2061	$1,600	$0.78	24d	1	1.26mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	2d	1	1.30mi
749 Morgan St Cincinnati, OH	3.0	2.0	1488	$1,745	$1.17	15d	1	1.41mi
923 Paradrome St Cincinnati, OH	3.0	2.5	2098	$3,000	$1.43	24d	1	1.42mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,995	$3.07	2d	10	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $155,000 Active 12 DOM
2. 2026-06-17
   days on market $155,000 Active 11 DOM
3. 2026-06-16
   days on market $155,000 Active 10 DOM
4. 2026-06-15
   days on market $155,000 Active 9 DOM
5. 2026-06-13
   days on market $155,000 Active 7 DOM
6. 2026-06-09
   days on market $155,000 Active 3 DOM
7. 2026-06-08
   days on market $155,000 Active 2 DOM
8. 2026-06-07
   remarks 116-char remark
9. 2026-06-07
   listed $155,000 Active 1 DOM

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,503 · $125/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 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: $29,301
• − Mortgage interest: −$8,682
• − Property taxes: −$1,503
• − Insurance: −$775
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$4,509
• Taxable income: $9,143
• Est. tax owed @ 24.0%: −$2,194
• After-tax cash flow: $8,921/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

+244.4% since first listed

2 events — show timeline

• 2026-06-06 Listed $155,000 NKMLS
• 1995-09-07 Sold (Public Records) $45,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,503 · -1.7% YoY. Source: county tax records.