507 7th Ave · Dayton, KY 41074

$69,900

2 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 20 Days on market

Built 1880 2,134 sqft lot

---

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 MLS

BRING AN OFFER! This spacious 2 bedroom, 1 bath home offers high ceilings, large rooms, a flowing floorplan and loads of NEW details such as, new flooring, paint, fixtures, kitchen with granite counters and custom tile backsplash, appliances including the washer and dryer, spacious full bath with custom tile and more. This home also offers a gated entrance, off street, private parking and is in walking distance to shopping, restaurants and entertainment and more! Call today!

Key facts

• 2,134 sq ft lot
• Parking
• Built 1880

Property features AI

Exterior

• Parking: Driveway; Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1880
• Construction: Vinyl siding; Stone foundation
• Exterior features: Vinyl clad windows; Shingle roof; Lot dimensions 25 x 85 x 25 x 85

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom (18 x 16); Bedroom 2 (16 x 14)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: High ceilings; Partial crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $930 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.2% 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; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• This rent runs 36% 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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: property tax is 2.8% of price; flood insurance adds $56/mo; built in 1880 — 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 $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.80% ✓
• Cap rate: 23.21%
• Cash-on-cash: 60.42%
• DSCR: 3.69
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $274,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 8th Ave	0.20mi	3/1.0 (+1)	1,408 (+4%)	1mo	$210,500	$150	79
1028 5th Ave	0.45mi	2/1.0	1,320 (-3%)	2mo	$175,000	$133	72
402 5th Ave	0.15mi	3/2.0 (+1)	1,488 (+9%)	1mo	$280,000	$188	68
607 Main St	0.29mi	2/1.5	1,216 (-11%)	1mo	$239,000	$197	66
927 Thornton St	0.39mi	3/2.0 (+1)	1,408 (+4%)	1mo	$207,500	$147	66
417 8th Ave	0.08mi	3/2.0 (+1)	1,536 (+13%)	0mo	$310,000	$202	66
321 Division St	0.69mi	2/1.5	1,326 (-2%)	1mo	$281,000	$212	61
138 Ward Ave	0.54mi	3/1.5 (+1)	1,484 (+9%)	0mo	$380,000	$256	53
411 Washington Ave	0.66mi	3/1.0 (+1)	1,270 (-7%)	2mo	$187,500	$148	52
335 Prospect St	0.64mi	3/2.0 (+1)	1,280 (-6%)	1mo	$314,000	$245	50
318 Walnut St	0.74mi	3/2.0 (+1)	1,320 (-3%)	2mo	$325,000	$246	50
1121 7th Ave	0.51mi	3/1.0 (+1)	1,183 (-13%)	1mo	$262,000	$221	49

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: 60.6%
• Equity multiple: 3.89×
• Total profit: $56,530
• Equity at exit: $10,422

10-year hold

• IRR: 66.8%
• Equity multiple: 9.38×
• Total profit: $164,020
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$367
• Tax from tax record: −$166 /mo · $1,987/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $930

Break-even live

Break-even rent $781

Max offer price $69,900

Occupancy floor 48%

Sensitivity live

Price	-10% $970	-5% $950	+0% $930	+5% $910	+10% $890
Rent	-10% $775	-5% $853	+0% $930	+5% $1,007	+10% $1,085
Rate	-1.0pp $965	-0.5pp $948	base $930	+0.5pp $912	+1.0pp $893

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	13d	1	0.54mi
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,152	$2.07	2d	19	0.61mi
324 Fairfield Ave Unit 4 Bellevue, KY	2.0	1.0	1095	$1,545	$1.41	22d	1	0.67mi
324 Fairfield Ave Unit 1 Bellevue, KY	2.0	1.0	1080	$1,685	$1.56	4d	1	0.67mi
1181 Manhattan Blvd Dayton, KY	2.0	2.0	1124	$2,712	$2.41	2d	10	0.79mi
2015 Edgecliff Pt Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,595	$1.33	5d	1	0.82mi
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	24d	1	0.83mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	5d	2	0.87mi
2401 Salutaris Ave Cincinnati, OH	1.0–2.0	1.0	800	$1,300	$1.62	24d	1	0.89mi
1404-1406 E McMillan St Cincinnati, OH	1.0–2.0	1.0–1.5	1200	$1,695	$1.41	24d	1	0.99mi
2330 Victory Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	693	$1,999	$2.88	3d	6	1.01mi
2118 Saint James Ave Cincinnati, OH	2.0	1.0	1005	$1,650	$1.64	24d	1	1.04mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$2,668	$2.93	2d	39	1.06mi
1243 Martin Dr Unit 1056135P Cincinnati, OH	2.0	1.0	1184	$3,099	$2.62	2d	1	1.08mi
1228 E McMillan St Cincinnati, OH	1.0–2.0	1.0–2.0	1340	$2,327	$1.74	2d	14	1.10mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	4d	1	1.14mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1000	$1,395	$1.40	24d	1	1.14mi
2716 Woodburn Ave Unit 2 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	24d	1	1.15mi
960 Francisco St Unit 107 Cincinnati, OH	2.0	2.0	912	$1,649	$1.81	24d	1	1.15mi
2624 Victory Pkwy Unit 206 Cincinnati, OH	2.0	1.0	975	$1,499	$1.54	11d	1	1.24mi
975 E McMillan St Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	21d	1	1.25mi
975 E McMillan St Unit 201 Cincinnati, OH	2.0	1.0	978	$1,695	$1.73	21d	1	1.25mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	2d	1	1.26mi
1137 Fuller St Unit 1056121P Cincinnati, OH	1.0–2.0	1.0	1135	$3,653	$3.22	2d	2	1.27mi
2132 Gilbert Ave Unit A Cincinnati, OH	2.0	2.5	1450	$2,250	$1.55	5d	1	1.29mi
3001-A Woodburn Ave Cincinnati, OH	1.0–2.0	1.0–2.0	947	$2,252	$2.38	2d	12	1.33mi
1125 Saint Gregory St #202 Cincinnati, OH	1.0	1.5	1290	$3,000	$2.33	24d	1	1.36mi
749 Morgan St Cincinnati, OH	3.0	2.0	1488	$1,745	$1.17	15d	1	1.37mi
518 E 2nd St Unit 2 Newport, KY	1.0	1.0	900	$1,450	$1.61	44d	1	1.40mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,395	$2.46	2d	10	1.43mi
808 William Howard Taft Rd Cincinnati, OH	3.0	2.0	1178	$2,050	$1.74	22d	1	1.50mi

Listing history 20 events

1. 2026-06-07
   statusdays on market $69,900 Pending 20 DOM
2. 2026-06-03
   days on market $69,900 Active 19 DOM
3. 2026-06-02
   days on market $69,900 Active 18 DOM
4. 2026-06-01
   days on market $69,900 Active 17 DOM
5. 2026-05-31
   days on market $69,900 Active 16 DOM
6. 2026-05-14
   listed $69,900 Active
7. 2022-10-04
   soldstatus $155,000
8. 2022-09-27
   soldstatus $155,000 Sold 479-char remark

   Show marketing remark (479 chars)

   BRING AN OFFER! This spacious 2 bedroom, 1 bath home offers high ceilings, large rooms, a flowing floorplan and loads of NEW details such as, new flooring, paint, fixtures, kitchen with granite counters and custom tile backsplash, appliances including the washer and dryer, spacious full bath with custom tile and more. This home also offers a gated entrance, off street, private parking and is in walking distance to shopping, restaurants and entertainment and more! Call today!

9. 2022-08-25
   status Pending 479-char remark

   Show marketing remark (479 chars)

   BRING AN OFFER! This spacious 2 bedroom, 1 bath home offers high ceilings, large rooms, a flowing floorplan and loads of NEW details such as, new flooring, paint, fixtures, kitchen with granite counters and custom tile backsplash, appliances including the washer and dryer, spacious full bath with custom tile and more. This home also offers a gated entrance, off street, private parking and is in walking distance to shopping, restaurants and entertainment and more! Call today!

10. 2022-08-10
    price $162,900 479-char remark

    Show marketing remark (479 chars)

    BRING AN OFFER! This spacious 2 bedroom, 1 bath home offers high ceilings, large rooms, a flowing floorplan and loads of NEW details such as, new flooring, paint, fixtures, kitchen with granite counters and custom tile backsplash, appliances including the washer and dryer, spacious full bath with custom tile and more. This home also offers a gated entrance, off street, private parking and is in walking distance to shopping, restaurants and entertainment and more! Call today!

11. 2022-07-29
    price $164,900 479-char remark

    Show marketing remark (479 chars)

    BRING AN OFFER! This spacious 2 bedroom, 1 bath home offers high ceilings, large rooms, a flowing floorplan and loads of NEW details such as, new flooring, paint, fixtures, kitchen with granite counters and custom tile backsplash, appliances including the washer and dryer, spacious full bath with custom tile and more. This home also offers a gated entrance, off street, private parking and is in walking distance to shopping, restaurants and entertainment and more! Call today!

12. 2022-07-25
    listed $168,900 Active 479-char remark

    Show marketing remark (479 chars)

    BRING AN OFFER! This spacious 2 bedroom, 1 bath home offers high ceilings, large rooms, a flowing floorplan and loads of NEW details such as, new flooring, paint, fixtures, kitchen with granite counters and custom tile backsplash, appliances including the washer and dryer, spacious full bath with custom tile and more. This home also offers a gated entrance, off street, private parking and is in walking distance to shopping, restaurants and entertainment and more! Call today!

13. 2022-07-02
    status Active
14. 2022-06-30
    status Pending
15. 2022-06-30
    historical
16. 2022-06-27
    listed $169,900 Active
17. 2022-06-26
    historical
18. 2022-06-14
    price $174,900
19. 2022-06-11
    listed $179,900 Active
20. 2006-12-28
    soldstatus $67,500

ⓘ 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: $1,987 · $166/mo
• Projected year-2 tax: $1,987 · $166/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: $23,495
• − Mortgage interest: −$3,915
• − Property taxes: −$1,987
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$2,033
• Taxable income: $10,784
• Est. tax owed @ 24.0%: −$2,588
• After-tax cash flow: $8,571/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

+3.6% since first listed

15 events — show timeline

• 2026-05-14 Listed $69,900 NKMLS
• 2022-10-04 Sold (Public Records) $155,000 Public Records
• 2022-09-27 Sold (MLS) $155,000 NKMLS
• 2022-08-25 Pending — NKMLS
• 2022-08-10 Price Changed $162,900 NKMLS
• 2022-07-29 Price Changed $164,900 NKMLS
• 2022-07-25 Listed $168,900 NKMLS
• 2022-07-02 Relisted — NKMLS
• 2022-06-30 Pending — NKMLS
• 2022-06-30 Listing Removed — NKMLS
• 2022-06-27 Listed $169,900 NKMLS
• 2022-06-26 Listing Removed — NKMLS
• 2022-06-14 Price Changed $174,900 NKMLS
• 2022-06-11 Listed $179,900 NKMLS
• 2006-12-28 Sold (Public Records) $67,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,987 · +0.5% YoY. Source: county tax records.