123 6th Ave · Dayton, KY 41074

$330,000

4 bd · 2.0 ba · 1,951 sqft · Other public records · 88 Days on market

Built 1910 6,229 sqft lot

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Why this score? — see what drove the D 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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this spacious 2 story home located in Dayton, OH and sitting on a +/- .14 acre lot in Curries subdivision. The interior offers approximately 1990 sq. ft. with 4 bedrooms and 2 bathrooms

Key facts

• Brand-new deck
• Huge fenced yard
• Separate entrances

Tags

• MULTI-FAMILY OPPORTUNITY
• STAINED GLASS WINDOWS
• SEPARATE ENTRANCES
• HUGE FENCED YARD
• BRAND-NEW DECK
• WALKABLE TO LOCAL SHOPS

Property features AI

Exterior

• Parking: Private driveway; On-street parking; No garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available; Water and sewer available
• Home design: Duplex (multi-family); Two levels; Facing: Has a view
• Construction: Built in 1910; Vinyl siding and wood siding; Shingle roof; Block foundation
• Exterior features: Deck; Private yard; Full privacy wood fencing; Vinyl-framed windows

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning; Multiple cooling units
• Interior features: Walk-in closet(s); Entrance foyer; Eat-in kitchen
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $330k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $281k (14.9% below list).
• Recommended offer: $281k (14.9% below list) — sets the bar for 1% rule.

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; 18 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 $2,807/mo this rent would consume 51% 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $330k implies a 442% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $280,728 (14.9% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.8

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: -9.0%
• Equity multiple: 0.66×
• Total profit: $-31,639
• Equity at exit: $49,204

10-year hold

• IRR: 4.9%
• Equity multiple: 1.42×
• Total profit: $39,183
• Equity at exit: $28,532

Cash invested: $92,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,807 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$197 /mo · $2,366/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $153

Break-even live

Break-even rent $2,614

Max offer price $330,000

Occupancy floor 90%

Sensitivity live

Price	-10% $339	-5% $246	+0% $153	+5% $59	+10% $-34
Rent	-10% $-69	-5% $42	+0% $153	+5% $263	+10% $374
Rate	-1.0pp $319	-0.5pp $236	base $153	+0.5pp $67	+1.0pp $-20

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	14d	1	0.23mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	3d	1	0.94mi
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,749	$2.65	3d	19	0.95mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	3d	1	1.01mi
923 Paradrome St Cincinnati, OH	3.0	2.5	2098	$3,000	$1.43	25d	1	1.04mi
1287 Ida St Cincinnati, OH	3.0	2.5	2494	$4,700	$1.88	19d	1	1.08mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,995	$3.07	3d	10	1.09mi
918 Windsor St Cincinnati, OH	3.0	1.0	2583	$1,675	$0.65	25d	1	1.10mi
923 Rogers Pl Cincinnati, OH	3.0	1.0	2061	$1,600	$0.78	25d	1	1.10mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	3d	39	1.13mi
749 Morgan St Cincinnati, OH	3.0	2.0	1488	$1,745	$1.17	16d	1	1.24mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	3d	4	1.28mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,936	$2.83	3d	22	1.35mi
704 Wayne St Unit 1056107P Cincinnati, OH	3.0	2.0	1291	$3,898	$3.02	16d	1	1.38mi
2025 Burnet Ave Unit 2 Cincinnati, OH	3.0	2.0	1513	$1,795	$1.19	5d	1	1.42mi
516 E 12th St Unit 1314562P Cincinnati, OH	4.0	2.0	2023	$10,170	$5.03	25d	1	1.45mi
2517 May St Cincinnati, OH	3.0	3.5	2014	$3,420	$1.70	23d	1	1.46mi
2601 May St Cincinnati, OH	2.0–3.0	2.5–3.5	1737	$3,325	$1.91	3d	12	1.49mi

Listing history 10 events

1. 2026-06-21
   days on market $330,000 Active 88 DOM
2. 2026-06-18
   days on market $330,000 Active 85 DOM
3. 2026-06-17
   remarks 537-char remark
4. 2026-06-17
   days on market $330,000 Active 84 DOM
5. 2026-06-16
   days on market $330,000 Active 83 DOM
6. 2026-06-15
   days on market $330,000 Active 82 DOM
7. 2026-06-13
   days on market $330,000 Active 80 DOM
8. 2026-06-09
   days on market $330,000 Active 76 DOM
9. 2026-06-08
   remarks 500-char remark
10. 2026-06-08
    listed $330,000 Active 75 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: $2,366 · $197/mo
• Projected year-2 tax: $2,838 · $236/mo
• Expected delta: +$472/yr (+$39/mo · 19.9%)

ⓘ 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: $33,687
• − Mortgage interest: −$18,485
• − Property taxes: −$2,366
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$9,600
• Taxable loss: −$3,804
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $2,743/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

+633.3% since first listed

20 events — show timeline

• 2026-06-08 Price Changed $330,000 NKMLS
• 2026-06-08 Relisted — NKMLS
• 2026-05-20 Listing Removed — NKMLS
• 2026-03-06 Listed $350,000 NKMLS
• 2024-11-07 Relisted — NKMLS
• 2024-10-25 Pending — NKMLS
• 2024-10-25 Listing Removed — NKMLS
• 2024-10-11 Relisted — NKMLS
• 2024-10-10 Listing Removed — NKMLS
• 2024-08-12 Price Changed $294,000 NKMLS
• 2024-07-25 Listed $299,000 NKMLS
• 2018-08-15 Sold (MLS) $60,891 NKMLS
• 2018-06-06 Listing Removed — ImagineMLS
• 2018-05-31 Listed $70,600 ImagineMLS
• 2018-05-31 Listed $62,000 NKMLS
• 2003-04-19 Listing Removed — NKMLS
• 2003-04-19 Listing Removed — NKMLS
• 2002-10-19 Listed $109,900 NKMLS
• 2002-10-19 Listed $109,900 NKMLS
• 1996-12-26 Sold (Public Records) $45,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $2,366 · +0.5% YoY. Source: county tax records.