803 Knollwood Dr · Taylor Mill, KY 41015

$278,900

4 bd · 1.5 ba · 1,842 sqft · SingleFamily public records · 1 Days on market

Built 1962 0.32 ac lot $151/sqft · 19% below area Est $342k · 19% under

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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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 4 bed 2 bath brick cape cod! Finished basement with bar, large fenced in backyard. Hardwood flooring throughout all bedrooms. Updated bathroom, this large corner lot has it all! Close to shopping and restaurants. Easy highway access.

Key facts

• Dry bar
• Full basement
• Patio space

Tags

• FULL BASEMENT
• COZY RECREATION AREA
• DRY BAR
• AMPLE STORAGE
• MATURE TREES
• PATIO SPACE

Property features AI

Exterior

• Parking: Attached garage; Driveway; Garage faces front; 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Natural gas available; Water and sewer available
• Home design: Single family house; One and one-half levels; Built in 1962; Has a view
• Construction: Brick construction; Shingle roof; Poured concrete foundation
• Exterior features: Patio; Fire pit; Shed(s); Chain link and metal fencing; Partially wooded yard; Cleared, level corner lot

Interior

• Kitchen: Stainless steel appliances; Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary Bedroom (14 x 12); Bedroom 2 (14 x 10); Bedroom 3 (12 x 11); Bedroom 4 (12 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Heating present
• Interior features: Smart thermostat; Eat-in kitchen; Ceiling fan(s); Dry bar; Primary suite on main level
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/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 $250k (10.5% below list).
• Recommended offer: $250k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#63 in KY, #1,246 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F.
• Kenton County (suburban): math 42% / reading 48% proficiency, ranked #14 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Taylor Mill Elementary School (math 52% / reading 47%, grade D, #100 of 676 statewide, top 16%, 492 students, 48% FRL); Woodland Middle School (math 38% / reading 50%, grade D, #40 of 217 statewide, top 19%, 616 students, 48% FRL); Scott High School (math 33% / reading 33%, grade F, #94 of 254 statewide, top 37%, 1,071 students, 42% FRL).
• Market conditions: 158 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 699 units permitted in Kenton County in 2024 (287 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kenton County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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.
• Current owner paid $160k; list at $279k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $249,500 (10.5% below list)

Questions for the listing agent

1. Built in 1962 — 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. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $342,401
• List price: $278,900
• Delta: -18.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Knollwood Dr	0.03mi	3/1.0 (-1)	1,788 (-3%)	10mo	$216,000	$121	79
799 Crocus Ln	0.17mi	3/3.0 (-1)	1,924 (+4%)	1mo	$365,000	$190	73
861 Crocus Ln	0.10mi	4/3.5	1,930 (+5%)	10mo	$435,000	$225	71
822 Crocus Ln	0.10mi	3/3.5 (-1)	1,708 (-7%)	0mo	$389,000	$228	70
720 Mill Valley Dr	0.54mi	4/2.5	1,840 (-0%)	2mo	$370,000	$201	69
5361 Shadow Hill Ct	0.54mi	3/3.0 (-1)	1,848 (+0%)	3mo	$385,000	$208	61
718 Ezra Dr	0.26mi	3/2.5 (-1)	1,700 (-8%)	6mo	$449,800	$265	61
714 Jefferson Pl	0.57mi	4/3.5	1,872 (+2%)	10mo	$320,000	$171	55
733 Morning Glory Dr	0.33mi	4/3.0	1,696 (-8%)	14mo	$449,000	$265	53
681 Manor Dr	0.59mi	3/3.0 (-1)	1,800 (-2%)	10mo	$320,000	$178	50
3553 Saddlebrook Dr	0.50mi	3/3.0 (-1)	1,717 (-7%)	9mo	$400,000	$233	47
5444 Stone Hill Dr	0.25mi	3/3.5 (-1)	1,650 (-10%)	13mo	$372,000	$225	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-31,118
• Equity at exit: $41,585

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-9,172
• Equity at exit: $24,114

Cash invested: $78,092 (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 41015

• Active inventory: 158
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $222

Break-even live

Break-even rent $2,214

Max offer price $278,900

Occupancy floor 86%

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: $69,725
• Closing costs: $8,367
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3885 Volterra Ln Ft Mitchell, KY	3.0	2.5	1250	$2,495	$2.00	43d	1	1.34mi

Listing history 15 events

1. 2026-05-16
   status Pending 800-char remark
2. 2026-05-14
   listed $278,900 Active 800-char remark
3. 2017-06-30
   soldstatus $159,500
4. 2017-06-29
   soldstatus $159,500 243-char remark

   Show marketing remark (243 chars)

   Wonderful 4 bed 2 bath brick cape cod! Finished basement with bar, large fenced in backyard. Hardwood flooring throughout all bedrooms. Updated bathroom, this large corner lot has it all! Close to shopping and restaurants. Easy highway access.

5. 2017-04-04
   listed $165,000 243-char remark

   Show marketing remark (243 chars)

   Wonderful 4 bed 2 bath brick cape cod! Finished basement with bar, large fenced in backyard. Hardwood flooring throughout all bedrooms. Updated bathroom, this large corner lot has it all! Close to shopping and restaurants. Easy highway access.

6. 2010-04-15
   soldstatus $145,000
7. 2010-04-14
   soldstatus $145,000

   Show marketing remark (247 chars)

   Spectacular 4 bed,2 bath all brick cape cod with 3 fin. levels on .3 acre fenced lot!Large patio w/pergola/private yard/newer roof & HVAC/updated throughout/maple cabinetry/stainless steel appliances/fresh paint/open-airy floorplan/& more!

8. 2009-08-07
   listed $149,900

   Show marketing remark (247 chars)

   Spectacular 4 bed,2 bath all brick cape cod with 3 fin. levels on .3 acre fenced lot!Large patio w/pergola/private yard/newer roof & HVAC/updated throughout/maple cabinetry/stainless steel appliances/fresh paint/open-airy floorplan/& more!

9. 2009-07-14
   historical
10. 2009-04-01
    listed $154,900
11. 2009-03-25
    historical
12. 2008-03-25
    listed $164,900
13. 2008-03-14
    historical
14. 2007-09-18
    listed $174,900
15. 2004-02-13
    soldstatus $110,000

ⓘ 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: $2,042 · $170/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: +$357/yr (+$30/mo · 17.5%)

ⓘ 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 ≥102°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: $29,940
• − Mortgage interest: −$15,623
• − Property taxes: −$2,042
• − Insurance: −$1,394
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$8,113
• Taxable loss: −$2,023
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $3,151/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: Kenton County
• NCES district ID: 2103090
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $66,183
• Composite: 40.17/100
• National rank: #3789
• State rank: #14 of 165 in KY

Livability — Taylor Mill

• Score: 82/100
• State rank: #63
• US rank: #1246

Category grades

Amenities F Commute A+ Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor Mill, KY
• Population (ZIP): 20,396

Population outlook (Kenton County) Hauer SSP2

• Today (2025): 174,205 people
• By 2030: 177,897 · +2.1%
• By 2040: 182,671 · +4.9%
• By 2050: 183,543 · +5.4%
• By 2075: 178,977 · +2.7%
• By 2100: 159,920 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Kenton

• 2024 margin: Strong R (+21.7) · D 38.2% · R 59.9% · Other 1.9%
• 2008→2024 swing: -0.9pp no change · 2008: -20.9pp · 2024: -21.7pp
• All cycles: 2024: R+21.7 2020: R+19.3 2016: R+26.1 2012: R+24.3 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.37%
• Current HPI: 203.7263
• Rent YoY: —
• Metro: —
• 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

+153.5% since first listed

15 events — show timeline

• 2026-05-16 Pending — NKMLS
• 2026-05-14 Listed $278,900 NKMLS
• 2017-06-30 Sold (Public Records) $159,500 Public Records
• 2017-06-29 Sold (MLS) $159,500 NKMLS
• 2017-04-04 Listed $165,000 NKMLS
• 2010-04-15 Sold (Public Records) $145,000 Public Records
• 2010-04-14 Sold (MLS) $145,000 NKMLS
• 2009-08-07 Listed $149,900 NKMLS
• 2009-07-14 Listing Removed — NKMLS
• 2009-04-01 Listed $154,900 NKMLS
• 2009-03-25 Listing Removed — NKMLS
• 2008-03-25 Listed $164,900 NKMLS
• 2008-03-14 Listing Removed — NKMLS
• 2007-09-18 Listed $174,900 NKMLS
• 2004-02-13 Sold (Public Records) $110,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,042 · -3.2% YoY. Source: county tax records.