1008 3rd Ave · Dayton, KY 41074

$249,900

4 bd · 2.0 ba · 1,742 sqft · SingleFamily public records · 6 Days on market

Built 1910 3,615 sqft lot Est $319k · 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• 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

Big house with lots of room & attached garage, needs clean, paint, carpet plumbing. Seller addendum required. 1733 sq. ft. per PVA. Room sizes approximate. Offers presented Monday-Friday 9 a.m.-5 p.m.

Key facts

• 3,615 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Garage with 1 garage space; 2 total parking spaces
• Utilities: Public water; Public sewer; Natural gas available; Sewer available; Water available
• Home design: Two stories; Single family residence; Existing structure
• Construction: Built in 1910; Brick and shingle siding exterior; Composition/shingle roof; Stone foundation
• Exterior features: Porch; Double-hung windows

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (15 x 12); Bedroom 2 (12 x 12); Bedroom 3 (12 x 12); Bedroom 4 (12 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Ceiling fan(s); Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/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 $249k (0.4% below list).
• Recommended offer: $249k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 6.9% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• At $2,489/mo this rent would consume 45% 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 $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $43k; list at $250k implies a 481% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $248,853 (0.4% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $318,786
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 3rd Ave	0.00mi	4/2.0	1,742 (0%)	0mo	$160,000	$92	100
520 4th Ave	0.48mi	4/2.0	1,771 (+2%)	3mo	$285,000	$161	72
326 5th Ave	0.63mi	4/2.0	1,785 (+2%)	4mo	$348,000	$195	63
904 5th Ave	0.14mi	3/3.0 (-1)	1,880 (+8%)	11mo	$320,000	$170	62
522 7th Ave	0.43mi	3/1.5 (-1)	1,568 (-10%)	3mo	$248,000	$158	53
603 Belmont Rd	0.44mi	3/1.5 (-1)	1,536 (-12%)	2mo	$230,000	$150	51
23 Beechwood Pl	0.64mi	3/1.5 (-1)	1,638 (-6%)	3mo	$299,000	$183	51
303 4th Ave	0.70mi	4/2.5	1,648 (-5%)	8mo	$284,900	$173	50
417 8th Ave	0.55mi	3/2.0 (-1)	1,536 (-12%)	0mo	$310,000	$202	50
609 Berry Ave	0.29mi	3/2.0 (-1)	1,504 (-14%)	13mo	$290,000	$193	48
402 5th Ave	0.59mi	3/2.0 (-1)	1,488 (-15%)	1mo	$280,000	$188	42
702 Ervin Ter	0.60mi	3/2.0 (-1)	2,000 (+15%)	13mo	$394,000	$197	32

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-6,422
• Equity at exit: $37,261

10-year hold

• IRR: 11.2%
• Equity multiple: 2.04×
• Total profit: $72,625
• Equity at exit: $21,607

Cash invested: $69,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $366

Break-even live

Break-even rent $2,026

Max offer price $249,900

Occupancy floor 80%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.16mi
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	11d	1	1.01mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	1d	39	1.04mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	1d	1	1.23mi
923 Rogers Pl Cincinnati, OH	3.0	1.0	2061	$1,600	$0.78	23d	1	1.40mi
1710 Fairfax Ave Unit 1710 Cincinnati, OH	5.0	2.0	1500	$2,000	$1.33	23d	1	1.41mi
3113 Harvard Ave Cincinnati, OH	4.0	3.0	1895	$2,700	$1.42	14d	1	1.46mi
3131 Harvard Ave Cincinnati, OH	3.0	1.0	1264	$1,645	$1.30	23d	1	1.50mi

Listing history 7 events

1. 2026-05-18
   status Pending
2. 2026-05-11
   listed $249,900 Active
3. 2008-10-24
   soldstatus $43,000 204-char remark

   Show marketing remark (204 chars)

   Big house with lots of room & attached garage, needs clean, paint, carpet plumbing. Seller addendum required. 1733 sq. ft. per PVA. Room sizes approximate. Offers presented Monday-Friday 9 a.m.-5 p.m.

4. 2008-08-13
   listed $48,500 204-char remark

   Show marketing remark (204 chars)

   Big house with lots of room & attached garage, needs clean, paint, carpet plumbing. Seller addendum required. 1733 sq. ft. per PVA. Room sizes approximate. Offers presented Monday-Friday 9 a.m.-5 p.m.

5. 2002-08-23
   soldstatus $52,500
6. 1996-11-01
   soldstatus $40,000
7. 1991-10-17
   soldstatus $40,000

ⓘ 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: $1,430 · $119/mo
• Projected year-2 tax: $2,149 · $179/mo
• Expected delta: +$719/yr (+$60/mo · 50.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 77% 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: $29,862
• − Mortgage interest: −$13,998
• − Property taxes: −$1,430
• − Insurance: −$2,047
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$7,270
• Taxable income: $339
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $4,306/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

+524.8% since first listed

7 events — show timeline

• 2026-05-18 Pending — NKMLS
• 2026-05-11 Listed $249,900 NKMLS
• 2008-10-24 Sold (MLS) $43,000 NKMLS
• 2008-08-13 Listed $48,500 NKMLS
• 2002-08-23 Sold (Public Records) $52,500 Public Records
• 1996-11-01 Sold (Public Records) $40,000 Public Records
• 1991-10-17 Sold (Public Records) $40,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,430 · +0.5% YoY. Source: county tax records.