411 5th Ave · Dayton, KY 41074

$149,000

4 bd · 4.0 ba · 1,596 sqft · Other public records · 45 Days on market

Built 1890 2,483 sqft lot ↓ 6% since listing

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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

BEING SOLD AS-IS, WHERE IS BUYER MUST SEE PROPERTY BEFORE MAKING AN OFFER New Metal Roof Installed 3 Years Ago! Investor Special - Duplex in Dayton, Kentucky with Garage & Strong Upside Potential Near Cincinnati Investor opportunity in the heart of Dayton, Kentucky! This multi-family duplex at 411 5th Ave offers two 1-bedroom, 1-bath units, each with a living room and kitchen--perfect for rental income or a creative renovation. The lower unit features a covered front porch, while the upper unit enjoys a private covered balcony. A rare two-car garage is tucked behind the property off a quiet rear alley, adding convenience and value. This property is an investor's special an

Key facts

• Covered front porch
• Two 1 bedroom units
• Two car garage

Tags

• DUPLEX IN DAYTON
• TWO 1 BEDROOM UNITS
• COVERED FRONT PORCH
• PRIVATE COVERED BALCONY
• TWO CAR GARAGE
• STRONG RENTAL HISTORY

Property features AI

Exterior

• Parking: Detached parking; On-street parking; 2-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available; Sewer available; Water available
• Home design: Duplex; Two levels; Multi-family property; Existing structure; Built in 1890
• Construction: Aluminum siding; Metal roof; Block foundation; Stone foundation
• Exterior features: Covered porch; Awning(s); Balcony; Has a view

Interior

• Kitchen: Gas Range; Gas Oven
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Gas Range; Gas Oven; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $149k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• At $2,622/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.76% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.93%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.15% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.18×
• Total profit: $49,390
• Equity at exit: $22,216

10-year hold

• IRR: 37.0%
• Equity multiple: 5.18×
• Total profit: $174,215
• Equity at exit: $12,883

Cash invested: $41,720 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$781
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $974

Break-even live

Break-even rent $1,388

Max offer price $149,000

Occupancy floor 58%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	12d	1	0.49mi
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,749	$2.65	2d	19	0.70mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	2d	1	0.92mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	2d	39	0.95mi
923 Rogers Pl Cincinnati, OH	3.0	1.0	2061	$1,600	$0.78	23d	1	1.05mi
749 Morgan St Cincinnati, OH	3.0	2.0	1488	$1,745	$1.17	14d	1	1.20mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	2d	1	1.20mi
923 Paradrome St Cincinnati, OH	3.0	2.5	2098	$3,000	$1.43	23d	1	1.22mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,995	$3.07	2d	10	1.29mi
808 William Howard Taft Rd Cincinnati, OH	3.0	2.0	1178	$2,050	$1.74	21d	1	1.34mi
704 Wayne St Unit 1056107P Cincinnati, OH	3.0	2.0	1291	$3,898	$3.02	14d	1	1.34mi
2612 Stanton Ave Unit 1 Cincinnati, OH	3.0	1.0	1080	$1,599	$1.48	23d	1	1.36mi
2517 May St Cincinnati, OH	3.0	3.5	2014	$3,420	$1.70	21d	1	1.42mi
2601 May St Cincinnati, OH	2.0–3.0	2.5–3.5	1737	$3,325	$1.91	2d	12	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $149,000 Active 45 DOM
2. 2026-06-17
   days on market $149,000 Active 44 DOM
3. 2026-06-16
   days on market $149,000 Active 43 DOM
4. 2026-06-15
   days on market $149,000 Active 42 DOM
5. 2026-06-13
   days on market $149,000 Active 40 DOM
6. 2026-06-09
   days on market $149,000 Active 36 DOM
7. 2026-06-08
   pricedays on market $149,000 Active 35 DOM
8. 2026-06-07
   days on market $159,000 Active 34 DOM
9. 2026-06-03
   days on market $159,000 Active 30 DOM
10. 2026-06-02
    days on market $159,000 Active 29 DOM
11. 2026-06-01
    days on market $159,000 Active 28 DOM
12. 2026-05-31
    days on market $159,000 Active 27 DOM
13. 2026-05-21
    price $159,000
14. 2026-05-04
    listed $169,000 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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $31,459
• − Mortgage interest: −$8,346
• − Property taxes: −$2,242
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − Depreciation: −$4,335
• Taxable income: $9,959
• Est. tax owed @ 24.0%: −$2,390
• After-tax cash flow: $9,301/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

-5.9% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $159,000 NKMLS
• 2026-05-04 Listed $169,000 NKMLS

Property tax history

+5.1%/yr

Latest (2025): $2,242 · +0.5% YoY. Source: county tax records.