627 Brooklyn Ave · Dayton, KY 41074

$40,000

2 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 4 Days on market

Built 1890 3,833 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +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

Excellent investment opportunity. Can be purchase individually, or as a bundle with the following addresses: 1009 Maple Ave, Dayton, KY 41074 1007 Maple Ave, Dayton, KY 41074 940 Maple Ave, Dayton, KY 41074 936 Maple Ave, Dayton, KY 41074 627 Brooklyn Ave, Dayton, KY 41074 636 Brooklyn Ave, Dayton, KY 41074

Key facts

• Off street parking
• Covered side porches
• Dead end street

Tags

• COVERED FRONT PORCHES
• COVERED SIDE PORCHES
• OFF STREET PARKING
• DEAD END STREET
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Driveway; Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Two levels; Existing structure; Built in 1890
• Construction: Shingle siding; Wood siding; Stone foundation; Composition/shingle roof
• Exterior features: Covered porch; Porch; Chain link fencing; Lot approximately 0.09 acres (85 x 45)

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Primary bedroom; Bedroom 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Full basement; Living room; Dining room; Kitchen; Primary bedroom; Second bedroom
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Cap rate 40.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% 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 $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1890 — 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. 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?
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: 4.42% ✓
• Cap rate: 39.98%
• Cash-on-cash: 120.31%
• DSCR: 6.35
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $221,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Main St	0.14mi	2/1.5	1,216 (+8%)	1mo	$239,000	$197	77
507 9th Ave	0.14mi	3/2.5 (+1)	1,116 (-1%)	5mo	$245,000	$220	77
219 8th Ave	0.40mi	2/1.5	1,128 (+0%)	3mo	$225,000	$199	76
431 8th Ave	0.21mi	2/2.0	1,072 (-5%)	4mo	$206,500	$193	75
1121 7th Ave	0.33mi	3/1.0 (+1)	1,183 (+5%)	1mo	$262,000	$221	70
911 Thornton St	0.47mi	3/1.5 (+1)	1,075 (-4%)	1mo	$216,000	$201	63
526 5th Ave	0.22mi	2/1.5	964 (-14%)	2mo	$105,000	$109	62
223 4th Ave	0.47mi	3/2.5 (+1)	1,152 (+2%)	2mo	$275,000	$239	62
356 Foote Ave	0.71mi	2/1.0	1,219 (+8%)	2mo	$185,000	$152	51
73 Harrison Ave	0.55mi	3/1.5 (+1)	1,292 (+15%)	4mo	$235,000	$182	39
325 Washington Ave	0.73mi	3/1.0 (+1)	985 (-12%)	3mo	$150,000	$152	38
411 Washington Ave	0.75mi	3/1.0 (+1)	1,270 (+13%)	2mo	$187,500	$148	37

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: —
• Equity multiple: 7.50×
• Total profit: $72,747
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 17.96×
• Total profit: $189,907
• Equity at exit: $3,458

Cash invested: $11,200 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$210
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $1,123

Break-even live

Break-even rent $346

Max offer price $40,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,146	-5% $1,134	+0% $1,123	+5% $1,112	+10% $1,100
Rent	-10% $983	-5% $1,053	+0% $1,123	+5% $1,193	+10% $1,262
Rate	-1.0pp $1,143	-0.5pp $1,133	base $1,123	+0.5pp $1,112	+1.0pp $1,102

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,152	$2.07	2d	19	0.50mi
1181 Manhattan Blvd Dayton, KY	2.0	2.0	1124	$2,712	$2.41	2d	10	0.64mi
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	13d	1	0.67mi
324 Fairfield Ave Unit 4 Bellevue, KY	2.0	1.0	1095	$1,545	$1.41	22d	1	0.81mi
324 Fairfield Ave Unit 1 Bellevue, KY	2.0	1.0	1080	$1,685	$1.56	4d	1	0.81mi
2015 Edgecliff Pt Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,595	$1.33	5d	1	0.95mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	5d	2	0.95mi
2401 Salutaris Ave Cincinnati, OH	1.0–2.0	1.0	800	$1,300	$1.62	24d	1	0.96mi
2215 Victory Pkwy Cincinnati, OH	1.0	1.0	750	$1,100	$1.47	24d	1	1.05mi
1713 William Howard Taft Rd #1 Cincinnati, OH	2.0	1.0	850	$1,695	$1.99	24d	1	1.05mi
1404-1406 E McMillan St Cincinnati, OH	1.0–2.0	1.0–1.5	1200	$1,695	$1.41	24d	1	1.06mi
2112 Kemper Ln Apt 3 Cincinnati, OH	1.0	1.0	800	$1,260	$1.57	2d	1	1.11mi
2330 Victory Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	693	$1,999	$2.88	3d	6	1.12mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$2,668	$2.93	2d	39	1.13mi
2039 Woodburn Ave Unit 1364149P Cincinnati, OH	1.0	1.0	796	$1,806	$2.27	17d	1	1.13mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1000	$1,395	$1.40	24d	1	1.17mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	4d	1	1.17mi
2118 Saint James Ave Cincinnati, OH	2.0	1.0	1005	$1,650	$1.64	24d	1	1.19mi
2716 Woodburn Ave Unit 2 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	24d	1	1.19mi
1228 E McMillan St Cincinnati, OH	1.0–2.0	1.0–2.0	1340	$2,327	$1.74	2d	14	1.19mi
1245 Martin Dr Unit 1056019P Cincinnati, OH	1.0	1.0	710	$2,428	$3.42	2d	1	1.24mi
2334 Kemper Ln Unit 2334-02 Cincinnati, OH	1.0	1.0	750	$950	$1.27	24d	1	1.24mi
2334 Kemper Ln Unit 2334-13 Cincinnati, OH	1.0	1.0	750	$895	$1.19	15d	1	1.24mi
1243 Martin Dr Unit 1056135P Cincinnati, OH	2.0	1.0	1184	$3,099	$2.62	2d	1	1.24mi
2378 Park Ave Cincinnati, OH	1.0	1.0	710	$1,060	$1.49	5d	1	1.26mi
960 Francisco St Unit 107 Cincinnati, OH	2.0	2.0	912	$1,649	$1.81	24d	1	1.28mi
937 Windsor St Unit 102 Cincinnati, OH	1.0	1.0	819	$1,454	$1.78	24d	1	1.30mi
937 Windsor St Unit 202 Cincinnati, OH	1.0	1.0	819	$1,464	$1.79	24d	1	1.30mi
937 Windsor St Unit 407 Cincinnati, OH	1.0	1.0	780	$1,479	$1.90	24d	1	1.30mi
2624 Victory Pkwy Unit 206 Cincinnati, OH	2.0	1.0	975	$1,499	$1.54	11d	1	1.32mi
2315 Saint James Ave Unit 2B Cincinnati, OH	1.0	1.0	800	$895	$1.12	15d	1	1.35mi
2315 Saint James Ave Unit 3B Cincinnati, OH	1.0	1.0	800	$895	$1.12	5d	1	1.35mi
2315 Saint James Ave Unit 17B Cincinnati, OH	1.0	1.0	750	$795	$1.06	15d	1	1.35mi
1001 Hatch St Unit 1056124P Cincinnati, OH	1.0	1.0	710	$2,248	$3.17	15d	1	1.35mi
975 E McMillan St Unit 201 Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	21d	1	1.36mi
975 E McMillan St Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	21d	1	1.36mi
3001-A Woodburn Ave Cincinnati, OH	1.0–2.0	1.0–2.0	947	$2,252	$2.38	2d	12	1.36mi
1132 Fuller St Unit A Cincinnati, OH	1.0	1.0	750	$1,395	$1.86	17d	1	1.41mi
1137 Fuller St Unit 1056121P Cincinnati, OH	1.0–2.0	1.0	1135	$3,653	$3.22	2d	2	1.42mi
900 E McMillan St Cincinnati, OH	1.0	1.0	592	$1,275	$2.15	2d	2	1.44mi

Listing history 3 events

1. 2026-06-21
   days on market $40,000 Active 4 DOM
2. 2026-06-17
   remarks 180-char remark
3. 2026-06-17
   listed $40,000 Active 1 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: $565 · $47/mo
• Projected year-2 tax: $565 · $47/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 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 · 18 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: $21,210
• − Mortgage interest: −$2,241
• − Property taxes: −$565
• − Insurance: −$200
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$1,164
• Taxable income: $13,648
• Est. tax owed @ 24.0%: −$3,275
• After-tax cash flow: $10,199/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

+433.3% since first listed

10 events — show timeline

• 2026-06-17 Listed $40,000 NKMLS
• 2024-11-07 Sold (MLS) $40,000 NKMLS
• 2024-10-25 Pending — NKMLS
• 2024-04-09 Relisted — NKMLS
• 2024-03-07 Pending — NKMLS
• 2024-03-07 Relisted — NKMLS
• 2024-02-22 Pending — NKMLS
• 2023-11-02 Listed $39,000 NKMLS
• 2013-11-26 Sold (MLS) $5,000 NKMLS
• 2013-08-05 Listed $7,500 NKMLS

Property tax history

+7.2%/yr

Latest (2025): $565 · -17.6% YoY. Source: county tax records.