638 Brooklyn Ave · Dayton, KY 41074

$220,000

3 bd · 2.0 ba · 2,352 sqft · SingleFamily public records · 10 Days on market

Built 1915 7,841 sqft lot Est $388k · 43% 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 +28.6/30.0
• 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 MLS

Home has been completely redone, all new windows, lots of closet space-2 full baths-new kitchen cabinets, new carpet thurout-study upstairs could be 4th bdrm, new furnace and water heater

Key facts

• Bright white kitchen
• Electric fireplace
• Durable lvp flooring

Tags

• DURABLE LVP FLOORING
• BRIGHT WHITE KITCHEN
• STAINLESS STEEL APPLIANCES
• FIRST-FLOOR LAUNDRY ROOM
• ELECTRIC FIREPLACE
• IMMEDIATE INCOME POTENTIAL

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single family residence; Two levels; House
• Construction: Vinyl siding; Block foundation
• Exterior features: Covered patio/porch; Deck; Porch; Vinyl window frames; Shingle roof; Sloped lot; Paved road frontage on a city street; Has view

Interior

• Kitchen: Electric cooktop; Electric oven; Gas range; Gas oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary Bedroom (13 x 12); Bedroom 2 (12 x 11); Bedroom 3 (11 x 11); Bedroom 4 (11 x 8)
• Bathrooms: 2 full bathrooms; Primary Bath (8 x 7); Bathroom 2 (8 x 5)
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Storage; Pantry; Granite counters; Ceiling fans; Decorative electric fireplace
• Laundry & utility: Laundry on main level

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 $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 10.2% 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; 8 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).
• At $2,687/mo this rent would consume 49% of the median local household income ($66k/yr) (locally 215% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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 $142k; list at $220k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000

Questions for the listing agent

1. Built in 1915 — 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: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $388,080
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Dayton Ave	0.17mi	3/3.0	2,352 (0%)	9mo	$310,000	$132	80
707 Ervin Ter	0.31mi	3/2.5	2,227 (-5%)	5mo	$480,000	$216	71
815 6th Ave	0.15mi	4/2.0 (+1)	2,216 (-6%)	11mo	$213,500	$96	70
272 Van Voast Ave	0.63mi	3/2.0	2,330 (-1%)	14mo	$385,000	$165	58
314 Dayton Ave	0.33mi	4/2.5 (+1)	2,081 (-12%)	5mo	$354,500	$170	54
305 6th Ave	0.42mi	4/2.0 (+1)	2,218 (-6%)	17mo	$200,000	$90	51
706 Ervin Ter	0.33mi	4/2.5 (+1)	2,220 (-6%)	22mo	$345,000	$155	50
702 Ervin Ter	0.34mi	3/2.0	2,000 (-15%)	13mo	$394,000	$197	48
223 Foote Ave	0.72mi	4/2.5 (+1)	2,253 (-4%)	21mo	$400,000	$178	35
703 Fairfield Ave	0.64mi	3/2.0	2,114 (-10%)	23mo	$150,000	$71	34
249 Van Voast Ave	0.61mi	3/2.0	2,048 (-13%)	22mo	$439,900	$215	31

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: 8.8%
• Equity multiple: 1.36×
• Total profit: $22,180
• Equity at exit: $32,803

10-year hold

• IRR: 21.1%
• Equity multiple: 3.12×
• Total profit: $130,880
• Equity at exit: $19,022

Cash invested: $61,600 (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: $2,687 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $725

Break-even live

Break-even rent $1,769

Max offer price $220,000

Occupancy floor 68%

Sensitivity live

Price	-10% $850	-5% $787	+0% $725	+5% $663	+10% $600
Rent	-10% $513	-5% $619	+0% $725	+5% $831	+10% $937
Rate	-1.0pp $836	-0.5pp $781	base $725	+0.5pp $668	+1.0pp $610

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	24d	1	0.90mi
1228 E McMillan St Cincinnati, OH	1.0–2.0	1.0–2.0	1340	$2,327	$1.74	2d	14	1.23mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	2d	1	1.23mi
923 Rogers Pl Cincinnati, OH	3.0	1.0	2061	$1,600	$0.78	24d	1	1.39mi
918 Windsor St Cincinnati, OH	3.0	1.0	2583	$1,675	$0.65	24d	1	1.41mi
143 Capri Dr Fort Thomas, KY	4.0	2.0	2200	$3,400	$1.55	2d	1	1.43mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	2d	1	1.43mi
987 Hill St Cincinnati, OH	3.0	3.0	2878	$7,000	$2.43	2d	1	1.45mi

Listing history 7 events

1. 2026-06-21
   days on market $220,000 Active 10 DOM
2. 2026-06-18
   days on market $220,000 Active 7 DOM
3. 2026-06-17
   days on market $220,000 Active 6 DOM
4. 2026-06-16
   days on market $220,000 Active 5 DOM
5. 2026-06-15
   days on market $220,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $220,000 Active 2 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: $1,826 · $152/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$66/yr (+$5/mo · 3.6%)

ⓘ 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 · 17 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: $32,242
• − Mortgage interest: −$12,323
• − Property taxes: −$1,826
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,579
• − Management: −$2,579
• − Depreciation: −$6,400
• Taxable income: $5,433
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $7,396/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

+176.7% since first listed

6 events — show timeline

• 2026-06-11 Listed $220,000 NKMLS
• 2024-01-05 Sold (Public Records) $142,000 Public Records
• 2023-10-11 Sold (Public Records) $89,500 Public Records
• 2003-03-11 Sold (Public Records) $83,000 Public Records
• 2003-03-07 Sold (MLS) $83,000 NKMLS
• 2002-12-05 Listed $79,500 NKMLS

Property tax history

+3.5%/yr

Latest (2025): $1,826 · +0.5% YoY. Source: county tax records.