320 3rd Ave · Dayton, KY 41074

$164,900

3 bd · 1.0 ba · 845 sqft · SingleFamily public records · 71 Days on market

Built 1900 3,006 sqft lot Est $155k · 7% 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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.5/10.0
• ARV discount +4.5/15.0
• 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 MLS

PC2686 New paint & carpet,remodeled bath,newer vinyl siding,replacement windows,level fenced yard,double driveway,c/a,circuit breakers,useable basement,immediate occupancy

Key facts

• Near schools
• Spacious lot
• Near transportation

Tags

• CLASSIC ARCHITECTURAL DETAILS
• SPACIOUS LOT
• QUIET 3RD AVENUE STREET
• NEAR LOCAL AMENITIES
• NEAR SCHOOLS
• NEAR TRANSPORTATION

Property features AI

Exterior

• Parking: Driveway; Off-street parking; On-street parking; 1-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single family residence; One-and-a-half stories; Existing structure
• Construction: Vinyl siding; Stone foundation; Built in 1900
• Exterior features: Level lot; Double-hung windows with vinyl frames; Shingle roof

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Kitchen (13 x 14)
• Bedrooms: Primary bedroom (13 x 12); Bedroom 2 (10 x 8); Bedroom 3 (19 x 8)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Ceiling fan(s); Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — 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 $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.15% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $154,635
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Vine St	0.18mi	2/2.0 (-1)	855 (+1%)	2mo	$175,000	$205	79
808 Ervin Ter	0.24mi	2/1.0 (-1)	840 (-1%)	5mo	$93,000	$111	78
422 5th Ave	0.15mi	2/1.0 (-1)	736 (-13%)	0mo	$133,000	$181	66
813 6th Ave	0.48mi	2/2.0 (-1)	841 (-0%)	8mo	$25,000	$30	62
518 8th Ave	0.31mi	2/1.0 (-1)	927 (+10%)	5mo	$153,000	$165	60
102 Washington Ave	0.47mi	2/1.0 (-1)	770 (-9%)	0mo	$200,000	$260	58
526 5th Ave	0.24mi	2/1.5 (-1)	964 (+14%)	2mo	$105,000	$109	57
502 Dayton Ave	0.25mi	2/1.0 (-1)	964 (+14%)	7mo	$70,000	$73	54
919 Maple Ave	0.38mi	2/1.0 (-1)	960 (+14%)	7mo	$176,000	$183	49
206 9th Ave	0.34mi	2/1.0 (-1)	729 (-14%)	12mo	$175,000	$240	46
329 Washington Ave	0.58mi	2/1.0 (-1)	940 (+11%)	5mo	$260,000	$277	45
432 Van Voast Ave	0.61mi	3/2.0	940 (+11%)	7mo	$355,000	$378	43

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,868
• Equity at exit: $24,587

10-year hold

• IRR: 12.8%
• Equity multiple: 2.23×
• Total profit: $56,773
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$865
• Tax from tax record: −$244 /mo · $2,925/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $260

Break-even live

Break-even rent $1,560

Max offer price $164,900

Occupancy floor 81%

Sensitivity live

Price	-10% $353	-5% $307	+0% $260	+5% $213	+10% $166
Rent	-10% $111	-5% $185	+0% $260	+5% $334	+10% $409
Rate	-1.0pp $343	-0.5pp $302	base $260	+0.5pp $217	+1.0pp $174

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 Fairfield Ave Unit 4 Bellevue, KY	2.0	1.0	1095	$1,545	$1.41	22d	1	0.55mi
324 Fairfield Ave Unit 1 Bellevue, KY	2.0	1.0	1080	$1,685	$1.56	4d	1	0.55mi
2401 Salutaris Ave Cincinnati, OH	1.0–2.0	1.0	800	$1,300	$1.62	24d	1	0.77mi
2118 Saint James Ave Cincinnati, OH	2.0	1.0	1005	$1,650	$1.64	24d	1	0.77mi
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,749	$2.65	2d	19	0.79mi
2330 Victory Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	693	$1,999	$2.88	3d	6	0.82mi
1404-1406 E McMillan St Cincinnati, OH	1.0–2.0	1.0–1.5	1200	$1,695	$1.41	24d	1	0.86mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	5d	2	0.87mi
960 Francisco St Unit 107 Cincinnati, OH	2.0	2.0	912	$1,649	$1.81	24d	1	0.89mi
1228 E McMillan St Cincinnati, OH	1.0–2.0	1.0–2.0	1340	$2,327	$1.74	2d	14	0.93mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	2d	39	0.93mi
1713 William Howard Taft Rd #1 Cincinnati, OH	2.0	1.0	850	$1,695	$1.99	24d	1	0.97mi
1137 Fuller St Unit 1056121P Cincinnati, OH	1.0–2.0	1.0	1135	$3,653	$3.22	2d	2	1.02mi
975 E McMillan St Unit 201 Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	21d	1	1.03mi
975 E McMillan St Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	21d	1	1.03mi
1181 Manhattan Blvd Dayton, KY	2.0	2.0	1124	$2,712	$2.41	2d	10	1.05mi
2716 Woodburn Ave Unit 2 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	24d	1	1.05mi
2624 Victory Pkwy Unit 206 Cincinnati, OH	2.0	1.0	975	$1,499	$1.54	11d	1	1.07mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1000	$1,395	$1.40	24d	1	1.08mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,995	$3.07	2d	10	1.18mi
3001-A Woodburn Ave Cincinnati, OH	1.0–2.0	1.0–2.0	947	$2,252	$2.38	2d	12	1.25mi
2612 Stanton Ave Unit 2 Cincinnati, OH	2.0	1.0	1020	$1,250	$1.23	24d	1	1.29mi
2612 Stanton Ave Unit 1 Cincinnati, OH	3.0	1.0	1080	$1,599	$1.48	24d	1	1.29mi
2612 Stanton Ave Unit 3 Cincinnati, OH	2.0	1.0	1000	$1,199	$1.20	21d	1	1.29mi
2906 Alms Pl Cincinnati, OH	2.0	1.0	800	$1,100	$1.38	18d	1	1.29mi
427 Oregon St Cincinnati, OH	1.0–2.0	1.0	980	$2,800	$2.86	2d	4	1.37mi
2249 McGregor Pl Cincinnati, OH	3.0	1.0	960	$1,200	$1.25	24d	1	1.43mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	2d	4	1.47mi

Listing history 33 events

1. 2026-06-21
   days on market $164,900 Active 71 DOM
2. 2026-06-18
   days on market $164,900 Active 68 DOM
3. 2026-06-17
   days on market $164,900 Active 67 DOM
4. 2026-06-16
   days on market $164,900 Active 66 DOM
5. 2026-06-15
   days on market $164,900 Active 65 DOM
6. 2026-06-13
   pricedays on market $164,900 Active 63 DOM
7. 2026-06-09
   days on market $169,900 Active 59 DOM
8. 2026-06-08
   days on market $169,900 Active 58 DOM
9. 2026-06-07
   days on market $169,900 Active 57 DOM
10. 2026-06-03
    days on market $169,900 Active 53 DOM
11. 2026-06-02
    days on market $169,900 Active 52 DOM
12. 2026-06-01
    days on market $169,900 Active 51 DOM
13. 2026-05-31
    days on market $169,900 Active 50 DOM
14. 2026-05-15
    price $174,900
15. 2026-05-01
    price $179,900
16. 2026-04-21
    status Active
17. 2026-04-13
    status Pending
18. 2026-04-04
    listed $184,900 Active
19. 2024-09-30
    soldstatus $1,215,000
20. 2021-02-25
    soldstatus $120,000
21. 2021-02-01
    historical
22. 2021-01-19
    price $134,900
23. 2021-01-13
    listed $139,900 Active
24. 2005-06-28
    soldstatus $62,000
25. 2005-06-23
    soldstatus $61,900 175-char remark

    Show marketing remark (175 chars)

    PC2686 New paint & carpet,remodeled bath,newer vinyl siding,replacement windows,level fenced yard,double driveway,c/a,circuit breakers,useable basement,immediate occupancy

26. 2005-03-07
    listed $61,900 175-char remark

    Show marketing remark (175 chars)

    PC2686 New paint & carpet,remodeled bath,newer vinyl siding,replacement windows,level fenced yard,double driveway,c/a,circuit breakers,useable basement,immediate occupancy

27. 2004-12-30
    historical
28. 2003-12-30
    listed $64,500
29. 1998-10-20
    soldstatus $51,000
30. 1998-09-01
    soldstatus $52,500
31. 1998-08-31
    soldstatus $52,500
32. 1998-03-25
    listed $54,921
33. 1989-03-24
    soldstatus $39,900

ⓘ 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: $2,925 · $244/mo
• Projected year-2 tax: $2,925 · $244/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 · 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: $22,672
• − Mortgage interest: −$9,237
• − Property taxes: −$2,925
• − Insurance: −$1,491
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$4,797
• Taxable income: $595
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,975/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

+338.3% since first listed

20 events — show timeline

• 2026-05-15 Price Changed $174,900 NKMLS
• 2026-05-01 Price Changed $179,900 NKMLS
• 2026-04-21 Relisted — NKMLS
• 2026-04-13 Pending — NKMLS
• 2026-04-04 Listed $184,900 NKMLS
• 2024-09-30 Sold (Public Records) $1,215,000 Public Records
• 2021-02-25 Sold (Public Records) $120,000 Public Records
• 2021-02-01 Listing Removed — NKMLS
• 2021-01-19 Price Changed $134,900 NKMLS
• 2021-01-13 Listed $139,900 NKMLS
• 2005-06-28 Sold (Public Records) $62,000 Public Records
• 2005-06-23 Sold (MLS) $61,900 NKMLS
• 2005-03-07 Listed $61,900 NKMLS
• 2004-12-30 Listing Removed — NKMLS
• 2003-12-30 Listed $64,500 NKMLS
• 1998-10-20 Sold (Public Records) $51,000 Public Records
• 1998-09-01 Sold (Public Records) $52,500 Public Records
• 1998-08-31 Sold (MLS) $52,500 NKMLS
• 1998-03-25 Listed $54,921 NKMLS
• 1989-03-24 Sold (Public Records) $39,900 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,925 · +89.2% YoY. Source: county tax records.