1007 6th Ave · Dayton, KY 41074

$159,000

3 bd · 2.0 ba · 857 sqft · SingleFamily public records · 113 Days on market

Built 1860 2,744 sqft lot Est $141k · 12% over

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Great new price! Nice home on peaceful, quiet street, with a private, fenced backyard & covered patio, perfect for relaxation and outdoor activities. HVAC replaced in 2023. The interior features 3 bedrooms, 2 full baths, beautiful laminate wood flooring, efficient double pane windows and newer kitchen cabinets. Larger than it appears with a finished, walkout lower level. 3rd bedroom in lower level could also be a family room. Excellent opportunity in a prime location close to parks, harbor, restaurants, making it an ideal choice for those seeking both comfort and convenience. Covered front porch. Available for immediate occupancy. Price raised with seller making improvements over 1s

Key facts

• Covered front porch
• Covered patio
• 2,744 sq ft lot

Tags

• PRIVATE FENCED BACKYARD
• COVERED PATIO
• FINISHED WALKOUT LOWER LEVEL
• PRIME LOCATION CLOSE TO PARKS
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family house; One level
• Construction: Vinyl and wood siding; Metal roof; Block foundation
• Exterior features: Covered patio and porch; Porch; Metal fencing; Level lot; Lot dimensions irregular

Interior

• Kitchen: Refrigerator; Microwave
• Bedrooms: Primary bedroom (approx. 11 x 14); Second bedroom (approx. 9 x 10)
• Flooring: Laminate wood floors in main living areas
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full and partial basement; Laundry room on the lower level; Laminate wood flooring in living room and kitchen; Living room (approx. 15 x 15); Kitchen (approx. 12 x 12); Flexible room (approx. 13 x 20) that could be used as a family room or playroom; Additional small room (approx. 6 x 8)
• Laundry & utility: Washer; Dryer; Laundry room located on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 31y 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 $125k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1860 — 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 $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — 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: 1.27% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $141,405
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 6th Ave	0.16mi	2/2.0 (-1)	841 (-2%)	7mo	$25,000	$30	78
611 Vine St	0.59mi	2/2.0 (-1)	855 (-0%)	2mo	$175,000	$205	66
523 10th Ave	0.31mi	2/1.0 (-1)	840 (-2%)	14mo	$110,000	$131	61
843 Ervin Ter	0.46mi	3/1.0	872 (+2%)	12mo	$50,000	$57	61
922 7th Ave	0.10mi	2/1.0 (-1)	938 (+10%)	13mo	$199,000	$212	60
808 Ervin Ter	0.51mi	2/1.0 (-1)	840 (-2%)	5mo	$93,000	$111	60
518 8th Ave	0.36mi	2/1.0 (-1)	927 (+8%)	5mo	$153,000	$165	56
526 5th Ave	0.40mi	2/1.5 (-1)	964 (+12%)	2mo	$105,000	$109	52
502 Dayton Ave	0.39mi	2/1.0 (-1)	964 (+12%)	7mo	$70,000	$73	47
422 5th Ave	0.49mi	2/1.0 (-1)	736 (-14%)	0mo	$133,000	$181	44
919 Maple Ave	0.60mi	2/1.0 (-1)	960 (+12%)	7mo	$176,000	$183	37
206 9th Ave	0.63mi	2/1.0 (-1)	729 (-15%)	12mo	$175,000	$240	26

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: 10.0%
• Equity multiple: 1.41×
• Total profit: $18,333
• Equity at exit: $23,707

10-year hold

• IRR: 22.2%
• Equity multiple: 3.26×
• Total profit: $100,638
• Equity at exit: $13,747

Cash invested: $44,520 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$834
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $555

Break-even live

Break-even rent $1,314

Max offer price $159,000

Occupancy floor 67%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.28mi
1181 Manhattan Blvd Dayton, KY	2.0	2.0	1124	$2,712	$2.41	1d	10	0.40mi
2401 Salutaris Ave Cincinnati, OH	1.0–2.0	1.0	800	$1,300	$1.62	23d	1	0.97mi
1713 William Howard Taft Rd #1 Cincinnati, OH	2.0	1.0	850	$1,695	$1.99	23d	1	1.00mi
324 Fairfield Ave Unit 4 Bellevue, KY	2.0	1.0	1095	$1,545	$1.41	21d	1	1.06mi
324 Fairfield Ave Unit 1 Bellevue, KY	2.0	1.0	1080	$1,685	$1.56	2d	1	1.06mi
1404-1406 E McMillan St Cincinnati, OH	1.0–2.0	1.0–1.5	1200	$1,695	$1.41	23d	1	1.08mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1000	$1,395	$1.40	23d	1	1.11mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	1d	39	1.14mi
2716 Woodburn Ave Unit 2 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	23d	1	1.16mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	4d	2	1.19mi
2330 Victory Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	693	$1,999	$2.88	2d	6	1.19mi
1228 E McMillan St Cincinnati, OH	1.0–2.0	1.0–2.0	1340	$2,327	$1.74	1d	14	1.24mi
2101 Grandin Rd Cincinnati, OH	1.0–2.0	1.0–2.0	1042	$2,099	$2.01	1d	12	1.26mi
3001-A Woodburn Ave Cincinnati, OH	1.0–2.0	1.0–2.0	947	$2,252	$2.38	1d	12	1.31mi
2118 Saint James Ave Cincinnati, OH	2.0	1.0	1005	$1,650	$1.64	23d	1	1.35mi
2624 Victory Pkwy Unit 206 Cincinnati, OH	2.0	1.0	975	$1,499	$1.54	10d	1	1.36mi
960 Francisco St Unit 107 Cincinnati, OH	2.0	2.0	912	$1,649	$1.81	23d	1	1.41mi
975 E McMillan St Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	20d	1	1.44mi
975 E McMillan St Unit 201 Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	20d	1	1.44mi

Listing history 47 events

1. 2026-06-18
   days on market $159,000 Active 113 DOM
2. 2026-06-17
   days on market $159,000 Active 112 DOM
3. 2026-06-16
   days on market $159,000 Active 111 DOM
4. 2026-06-15
   days on market $159,000 Active 110 DOM
5. 2026-06-13
   days on market $159,000 Active 108 DOM
6. 2026-06-09
   days on market $159,000 Active 104 DOM
7. 2026-06-08
   days on market $159,000 Active 103 DOM
8. 2026-06-07
   days on market $159,000 Active 102 DOM
9. 2026-06-03
   days on market $159,000 Active 98 DOM
10. 2026-06-02
    days on market $159,000 Active 97 DOM
11. 2026-06-01
    days on market $159,000 Active 96 DOM
12. 2026-05-31
    days on market $159,000 Active 95 DOM
13. 2026-05-22
    price $159,000
14. 2026-04-25
    price $160,000
15. 2026-03-03
    price $173,000
16. 2026-02-24
    listed $163,000 Active
17. 2026-01-28
    historical
18. 2025-09-18
    listed $163,000 Active
19. 2025-07-25
    historical
20. 2025-06-02
    price $163,000
21. 2025-03-09
    listed $168,000 Active
22. 2024-10-10
    historical
23. 2024-08-12
    price $170,000
24. 2024-07-25
    listed $180,000 Active
25. 2023-09-15
    historical
26. 2023-07-10
    price $168,500
27. 2023-06-05
    listed $175,000 Active
28. 2022-02-07
    status Pending
29. 2022-02-04
    soldstatus $125,000 Sold
30. 2022-01-28
    soldstatus $125,000
31. 2022-01-22
    listed $125,000 Active
32. 2012-11-01
    soldstatus $26,000
33. 2012-10-31
    soldstatus $28,000
34. 2012-08-14
    listed $35,000
35. 2012-07-08
    historical
36. 2012-01-09
    listed $47,000
37. 2010-06-01
    historical
38. 2010-03-01
    listed $52,500
39. 2010-02-28
    historical
40. 2009-09-01
    listed $55,000
41. 2004-04-27
    soldstatus $52,000
42. 2004-04-23
    soldstatus $52,000
43. 2003-12-18
    listed $54,500
44. 1995-06-20
    soldstatus $37,000
45. 1995-06-19
    soldstatus $37,000
46. 1995-03-09
    listed $41,500
47. 1988-04-25
    soldstatus $20,000

ⓘ 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: $1,653 · $138/mo
• Projected year-2 tax: $1,653 · $138/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: $24,192
• − Mortgage interest: −$8,906
• − Property taxes: −$1,653
• − Insurance: −$795
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$4,625
• Taxable income: $4,341
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $5,616/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

+695.0% since first listed

35 events — show timeline

• 2026-05-22 Price Changed $159,000 NKMLS
• 2026-04-25 Price Changed $160,000 NKMLS
• 2026-03-03 Price Changed $173,000 NKMLS
• 2026-02-24 Listed $163,000 NKMLS
• 2026-01-28 Listing Removed — NKMLS
• 2025-09-18 Listed $163,000 NKMLS
• 2025-07-25 Listing Removed — NKMLS
• 2025-06-02 Price Changed $163,000 NKMLS
• 2025-03-09 Listed $168,000 NKMLS
• 2024-10-10 Listing Removed — NKMLS
• 2024-08-12 Price Changed $170,000 NKMLS
• 2024-07-25 Listed $180,000 NKMLS
• 2023-09-15 Listing Removed — NKMLS
• 2023-07-10 Price Changed $168,500 NKMLS
• 2023-06-05 Listed $175,000 NKMLS
• 2022-02-07 Pending — NKMLS
• 2022-02-04 Sold (MLS) $125,000 NKMLS
• 2022-01-28 Sold (Public Records) $125,000 Public Records
• 2022-01-22 Listed $125,000 NKMLS
• 2012-11-01 Sold (Public Records) $26,000 Public Records
• 2012-10-31 Sold (MLS) $28,000 NKMLS
• 2012-08-14 Listed $35,000 NKMLS
• 2012-07-08 Listing Removed — NKMLS
• 2012-01-09 Listed $47,000 NKMLS
• 2010-06-01 Listing Removed — NKMLS
• 2010-03-01 Listed $52,500 NKMLS
• 2010-02-28 Listing Removed — NKMLS
• 2009-09-01 Listed $55,000 NKMLS
• 2004-04-27 Sold (Public Records) $52,000 Public Records
• 2004-04-23 Sold (MLS) $52,000 NKMLS
• 2003-12-18 Listed $54,500 NKMLS
• 1995-06-20 Sold (Public Records) $37,000 Public Records
• 1995-06-19 Sold (MLS) $37,000 NKMLS
• 1995-03-09 Listed $41,500 NKMLS
• 1988-04-25 Sold (Public Records) $20,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $1,653 · +0.5% YoY. Source: county tax records.