115 Oregon Ln · Brodhead, KY 40409

$118,000

4 bd · 2.0 ba · 1,344 sqft · Other public records · 43 Days on market

Built 2010 0.53 ac lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Appreciation +3.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

Key facts

• 0.53 acre lot
• Built 2010
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $118k.

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 ($1k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#317 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• Rockcastle County (rural): math 23% / reading 40% proficiency, ranked #102 of 165 in KY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rockcastle County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,623
• Equity at exit: $17,594

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $18,828
• Equity at exit: $10,202

Cash invested: $33,040 (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 40409

• Home prices YoY: -1.4%
• Active inventory: 16
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $260

Break-even live

Break-even rent $896

Max offer price $118,000

Occupancy floor 74%

Sensitivity live

Price	-10% $327	-5% $293	+0% $260	+5% $226	+10% $193
Rent	-10% $163	-5% $211	+0% $260	+5% $308	+10% $357
Rate	-1.0pp $319	-0.5pp $290	base $260	+0.5pp $229	+1.0pp $198

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-02-24
   status Pending

   Show marketing remark (486 chars)

   Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

2. 2026-02-24
   status Pending 486-char remark

   Show marketing remark (486 chars)

   Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

3. 2026-02-18
   price $118,000 486-char remark

   Show marketing remark (486 chars)

   Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

4. 2026-02-18
   price $118,000

   Show marketing remark (486 chars)

   Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

5. 2026-02-13
   price $122,000

   Show marketing remark (486 chars)

   Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

6. 2026-02-13
   price $122,000 486-char remark

   Show marketing remark (486 chars)

   Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

7. 2026-02-02
   status Active 486-char remark

   Show marketing remark (486 chars)

   Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

8. 2026-02-02
   price $125,000 486-char remark

   Show marketing remark (486 chars)

   Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

9. 2026-02-02
   price $125,000

   Show marketing remark (486 chars)

   Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

10. 2026-02-02
    status Active

    Show marketing remark (486 chars)

    Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

11. 2026-01-29
    historical

    Show marketing remark (486 chars)

    Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

12. 2026-01-29
    historical 486-char remark

    Show marketing remark (486 chars)

    Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

13. 2026-01-17
    price $127,000
14. 2026-01-08
    status Active
15. 2026-01-06
    status Active
16. 2026-01-06
    historical
17. 2026-01-06
    historical
18. 2026-01-05
    listed $127,000 Active 486-char remark

    Show marketing remark (486 chars)

    Welcome to 115 Oregon Ln in Brodhead, KY! This 4-bedroom, 2-bath home offers a spacious layout with plenty of room to grow. With four bedrooms, there's flexibility for a primary residence, home office, or guest space. The property needs some TLC, presenting a great opportunity for buyers looking to personalize a home or add value through updates. Located in a quiet area of Rockcastle County, this home has strong potential for the right buyer. Bring your vision and make it your own!

19. 2026-01-04
    listed $128,000
20. 2014-07-16
    historical
21. 2014-02-06
    listed $69,900

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $1,015 · $85/mo
• Expected delta: +$535/yr (+$45/mo · 111.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,700
• − Mortgage interest: −$6,610
• − Property taxes: −$480
• − Insurance: −$590
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,433
• Taxable income: $1,235
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,821/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: Rockcastle County
• NCES district ID: 2105070
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $30,809
• Composite: 25.55/100
• National rank: #7430
• State rank: #102 of 165 in KY

Livability — Brodhead

• Score: 63/100
• State rank: #317
• US rank: #15193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,638

Population outlook (Rockcastle County) Hauer SSP2

• Today (2025): 17,003 people
• By 2030: 16,913 · -0.5%
• By 2040: 16,504 · -2.9%
• By 2050: 15,697 · -7.7%
• By 2075: 13,724 · -19.3%
• By 2100: 11,369 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Serbian 1% Italian 1%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 0%

Political lean MEDSL · Rockcastle

• 2024 margin: Solid R (+73.1) · D 12.8% · R 85.9% · Other 1.3%
• 2008→2024 swing: -19.8pp toward R · 2008: -53.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+69.9 2016: R+70.2 2012: R+63.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.23%
• Current HPI: 221.6693
• 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

+68.8% since first listed

21 events — show timeline

• 2026-02-24 Pending — Metro Search MLS
• 2026-02-24 Pending — ImagineMLS
• 2026-02-18 Price Changed $118,000 ImagineMLS
• 2026-02-18 Price Changed $118,000 Metro Search MLS
• 2026-02-13 Price Changed $122,000 Metro Search MLS
• 2026-02-13 Price Changed $122,000 ImagineMLS
• 2026-02-02 Relisted — ImagineMLS
• 2026-02-02 Price Changed $125,000 ImagineMLS
• 2026-02-02 Price Changed $125,000 Metro Search MLS
• 2026-02-02 Relisted — Metro Search MLS
• 2026-01-29 Listing Removed — ImagineMLS
• 2026-01-29 Listing Removed — Metro Search MLS
• 2026-01-17 Price Changed $127,000 Metro Search MLS
• 2026-01-08 Relisted — Metro Search MLS
• 2026-01-06 Relisted — Metro Search MLS
• 2026-01-06 Listing Removed — Metro Search MLS
• 2026-01-06 Listing Removed — Metro Search MLS
• 2026-01-05 Listed $127,000 ImagineMLS
• 2026-01-04 Listed $128,000 Metro Search MLS
• 2014-07-16 Listing Removed — ImagineMLS
• 2014-02-06 Listed $69,900 ImagineMLS

Property tax history

+0.2%/yr

Latest (2025): $480 · -0.6% YoY. Source: county tax records.