Duplex with Fenced
For Sale
$330,000
123 6th Avenue, Dayton, KY 41074
Two-unit property with separate entrances, central air, a deck, and a private fenced outdoor area.
Property Size1,951 SF
Price / SF$169.14
Days on Market158
Property Features for 123 6th Avenue
General Information
Standard status
Active
Size
1,951 SF
Property subtype
Multi Family / Multi Family
Additional Details
Multifamily Units
2
Amenities
fenced yard
deck
Central Air, Multi Units
Electric, Forced Air
Full
2
No
Dishwasher, Refrigerator, Electric Range
Yes
Vinyl Frames
In Basement
Eat-in Kitchen, Entrance Foyer, Walk-In Closet(s)
Shingle
Privacy, Full, Wood
Private Yard
Deck
Building Details
Year Built
1910
Buildings
1
Listing Agency:
Coldwell Banker Real Estate LLC
(513) 965-1483
Listed By:
Ingrid Likes · License #216247
(513) 965-1483
Source:
Compass
Added: Mar 6
Changed: Aug 9
Last Checked: Aug 11 at 12:59PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Real Estate LLC
Investment Insights
Based on property information with market context.
Built in 1910, this duplex contains 1,951 square feet and is configured as two separate units, each with its own entrance. Interior features include central air, electric forced-air heating, full basement space, vinyl-frame windows, eat-in kitchens, entrance foyers, and walk-in closets. Dishwashers, refrigerators, and electric ranges are included, and each unit has access to separate utilities as indicated by the property features.
The exterior includes a full wood privacy fence, private yard, and deck. The property is located at 123 6th Avenue in Dayton, Kentucky, within walking distance of local shops and restaurants. Its two-unit layout and independent entrances support both owner-occupant and investment-oriented use cases stated for the property.
The exterior includes a full wood privacy fence, private yard, and deck. The property is located at 123 6th Avenue in Dayton, Kentucky, within walking distance of local shops and restaurants. Its two-unit layout and independent entrances support both owner-occupant and investment-oriented use cases stated for the property.
Key Highlights
- Duplex layout with 2 units and separate entrances
- 1,951 square feet; built in 1910
- Central air and electric forced‑air heating
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$17,571
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.32%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$351,420
$351.4K
Cap Rate 7%
$251,014
$251.0K
Cap Rate 9%
$195,233
$195.2K
Market Conditions
NOI Build-Up for 1,951 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$27.4K $14.04/SF
− Vacancy
−$2.3K −$1.17/SF
EGI
$25.1K $12.87/SF
− OpEx
−$7.5K −$3.86/SF
NOI
$17.6K $9.01/SF
Area
Campbell County, KY
Vacancy
8.36%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$351,420
Cap Rate 7%
$251,014
Cap Rate 9%
$195,233
Alternative Uses
Best Use
Multifamily LT 5
$251.0K
$219.6K – $292.9K
NOI $17,571 @ 7.0% cap · market cap 5.32%
Second Best
Apartment 5plus
$231.5K
$202.6K – $270.1K
NOI $16,206 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$535.1K
$468.2K – $624.3K
NOI $37,459 @ 7.0% cap · market cap 11.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
811
Businesses Nearby
Explore this area
Business Placement
Demographics for 41074, KY
5,703
Population
2,699
Households
2.1
Avg Household Size
38
Median Age
24%
College-Educated
90%
High-School Grad
1.5 sq mi
ZIP Area
3,802
Density / Sq Mi
$62,500
Median Household Income
$37,216
Median Earnings
$1,086
Median Rent
$144,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with separate entrances, central air, a deck, and a private fenced outdoor area.
Where is this duplex located?
The property is located at 123 6th Avenue Dayton, KY.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Duplex layout with 2 units and separate entrances; 1,951 square feet; built in 1910; Central air and electric forced‑air heating
