736 Oakland Dr · Taylor Mill, KY 41015

$320,000

4 bd · 2.5 ba · 1,520 sqft · SingleFamily public records · 52 Days on market

Built 1997 0.62 ac lot $211/sqft · at area comps Est $323k · at est.

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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 +12.1/30.0
• ARV discount +7.9/15.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• DSCR +3.6/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous 4 BDRM, 3 Bath, 1 Car Garage, Finished Lower Level, Quality Built Home Perfectly Situated on Beautiful .62 ACRE Homesite! LG Deck Overlooking Private Setting/ Oversized Driveway, Extra Concrete Extension, + Front Concrete Pad Offering Additional Off-Street Parking/ 3 FIN Levels w/Approximately 1,800 SQ FT/ All Generously Sized RMS/ Lots of Natural Light/ Neutral Decor/ Engineered Hardwood Flooring in Entry, DNR, KIT, Primary Suite, 1 Additional BDRM, + Halls/ Porcelain Bath Floors Throughout/ Inviting Great RM w/Expansive Space, Ceiling Fan w/Light Package & French Patio Door Walkout to Deck/ Fully Equipped, Eat-In KIT w/Granite Counters, Porcelain Tile Backsplash, 2 Windows, Adjacent to Hall w/Double Pantry, Walkout, & Adjoining Powder RM/ Delightful DNR w/Double View Window & Chandelier/ Staircase w/Wood Treads/ Fabulous Owner's Suite w/Walk-In Closet, Double View Window, Ceiling Fan, + Adjoining Full Bath w/Shower/2 BDRMS w/Ceiling Fans & 2 BDRMS w/Overhead Lighting/ Hall Bath w/Oversized Vanity/ Laundry Chute/ FIN Lower Level w/Great Space for Entertaining/ Lots of Storage/ Desirable, Convenient Location, 15 Minutes from CVG Airport & Downtown Cincinnati/ + MUCH MORE!

Key facts

• Over half an acre
• Walkout basement
• New media movie room

Tags

• NEW MEDIA MOVIE ROOM
• WALKOUT BASEMENT
• OVER HALF AN ACRE
• NEW HVAC
• NEW WATER HEATER
• NEWER ROOF

Property features AI

Exterior

• Parking: Driveway; Garage (1 space) — garage faces side
• Security: Closed-circuit cameras; Fire sprinkler system
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family house; Two levels; Shingle roof; Vinyl frame windows
• Construction: Built in 1997; Brick and vinyl siding; Poured concrete foundation
• Exterior features: Deck; Private yard; Wooded lot

Interior

• Kitchen: Stainless steel appliances; Electric cooktop; Electric oven; Electric range; Convection oven; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom (21 x 11); Bedroom 2 (14 x 11); Bedroom 3 (13 x 10); Bedroom 4 (10 x 10)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Pantry; Granite counters; Eat-in kitchen; Bookcases; Multi-panel doors
• Laundry & utility: Laundry room (lower level); Laundry chute; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-72 ($-863/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (22.0% below list).
• Recommended offer: $250k (22.0% 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: 161 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 $10k 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

• It's been on market 52 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $249,500 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (median comp): $322,877
• List price: $320,000
• Delta: -0.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Winston Hill Dr	0.20mi	3/2.0 (-1)	1,613 (+6%)	15mo	$305,000	$189	61
5390 Shadow Hill Ct	0.48mi	3/2.5 (-1)	1,480 (-3%)	18mo	$243,000	$164	53
697 Coachway Ct	0.35mi	3/2.5 (-1)	1,650 (+9%)	19mo	$290,000	$176	48
3303 Hughes Ct	0.34mi	3/3.0 (-1)	1,371 (-10%)	16mo	$379,664	$277	47
5444 Stone Hill Dr	0.45mi	3/3.5 (-1)	1,650 (+9%)	13mo	$372,000	$225	45
5435 Westview Pl	0.71mi	4/1.5	1,352 (-11%)	1mo	$284,000	$210	44
822 Crocus Ln	0.59mi	3/3.5 (-1)	1,708 (+12%)	0mo	$389,000	$228	43
3190 Taylor Creek Dr	0.64mi	3/2.5 (-1)	1,684 (+11%)	6mo	$348,000	$207	42
718 Ezra Dr	0.67mi	3/2.5 (-1)	1,700 (+12%)	6mo	$449,800	$265	39
677 Leland Dr	0.69mi	3/2.0 (-1)	1,464 (-4%)	20mo	$295,000	$202	38
709 Coachway Ct	0.38mi	3/2.0 (-1)	1,296 (-15%)	16mo	$265,000	$204	37
569 Mason Rd	0.73mi	4/3.0	1,322 (-13%)	7mo	$247,000	$187	36

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-56,502
• Equity at exit: $47,713

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-55,370
• Equity at exit: $27,668

Cash invested: $89,600 (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: 161
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$232 /mo · $2,779/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-72

Break-even live

Break-even rent $2,586

Max offer price $307,289

Occupancy floor 98%

Sensitivity live

Price	-10% $109	-5% $19	+0% $-72	+5% $-163	+10% $-253
Rent	-10% $-269	-5% $-171	+0% $-72	+5% $27	+10% $125
Rate	-1.0pp $89	-0.5pp $9	base $-72	+0.5pp $-155	+1.0pp $-239

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: $80,000
• Closing costs: $9,600
• 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	45d	1	1.44mi

Listing history 16 events

1. 2026-06-16
   status $320,000 Pending 52 DOM
2. 2026-06-15
   days on market $320,000 Active 52 DOM
3. 2026-06-13
   days on market $320,000 Active 50 DOM
4. 2026-06-09
   days on market $320,000 Active 46 DOM
5. 2026-06-08
   days on market $320,000 Active 45 DOM
6. 2026-06-07
   days on market $320,000 Active 44 DOM
7. 2026-06-03
   days on market $320,000 Active 40 DOM
8. 2026-06-02
   days on market $320,000 Active 39 DOM
9. 2026-06-01
   days on market $320,000 Active 38 DOM
10. 2026-05-31
    days on market $320,000 Active 37 DOM
11. 2026-05-13
    price $320,000 367-char remark
12. 2026-04-24
    listed $325,000 Active 367-char remark
13. 2023-06-15
    soldstatus $278,900
14. 2023-06-13
    soldstatus $278,900 Sold 1220-char remark

    Show marketing remark (1220 chars)

    Fabulous 4 BDRM, 3 Bath, 1 Car Garage, Finished Lower Level, Quality Built Home Perfectly Situated on Beautiful .62 ACRE Homesite! LG Deck Overlooking Private Setting/ Oversized Driveway, Extra Concrete Extension, + Front Concrete Pad Offering Additional Off-Street Parking/ 3 FIN Levels w/Approximately 1,800 SQ FT/ All Generously Sized RMS/ Lots of Natural Light/ Neutral Decor/ Engineered Hardwood Flooring in Entry, DNR, KIT, Primary Suite, 1 Additional BDRM, + Halls/ Porcelain Bath Floors Throughout/ Inviting Great RM w/Expansive Space, Ceiling Fan w/Light Package & French Patio Door Walkout to Deck/ Fully Equipped, Eat-In KIT w/Granite Counters, Porcelain Tile Backsplash, 2 Windows, Adjacent to Hall w/Double Pantry, Walkout, & Adjoining Powder RM/ Delightful DNR w/Double View Window & Chandelier/ Staircase w/Wood Treads/ Fabulous Owner's Suite w/Walk-In Closet, Double View Window, Ceiling Fan, + Adjoining Full Bath w/Shower/2 BDRMS w/Ceiling Fans & 2 BDRMS w/Overhead Lighting/ Hall Bath w/Oversized Vanity/ Laundry Chute/ FIN Lower Level w/Great Space for Entertaining/ Lots of Storage/ Desirable, Convenient Location, 15 Minutes from CVG Airport & Downtown Cincinnati/ + MUCH MORE!

15. 2023-05-25
    status Pending 1220-char remark

    Show marketing remark (1220 chars)

    Fabulous 4 BDRM, 3 Bath, 1 Car Garage, Finished Lower Level, Quality Built Home Perfectly Situated on Beautiful .62 ACRE Homesite! LG Deck Overlooking Private Setting/ Oversized Driveway, Extra Concrete Extension, + Front Concrete Pad Offering Additional Off-Street Parking/ 3 FIN Levels w/Approximately 1,800 SQ FT/ All Generously Sized RMS/ Lots of Natural Light/ Neutral Decor/ Engineered Hardwood Flooring in Entry, DNR, KIT, Primary Suite, 1 Additional BDRM, + Halls/ Porcelain Bath Floors Throughout/ Inviting Great RM w/Expansive Space, Ceiling Fan w/Light Package & French Patio Door Walkout to Deck/ Fully Equipped, Eat-In KIT w/Granite Counters, Porcelain Tile Backsplash, 2 Windows, Adjacent to Hall w/Double Pantry, Walkout, & Adjoining Powder RM/ Delightful DNR w/Double View Window & Chandelier/ Staircase w/Wood Treads/ Fabulous Owner's Suite w/Walk-In Closet, Double View Window, Ceiling Fan, + Adjoining Full Bath w/Shower/2 BDRMS w/Ceiling Fans & 2 BDRMS w/Overhead Lighting/ Hall Bath w/Oversized Vanity/ Laundry Chute/ FIN Lower Level w/Great Space for Entertaining/ Lots of Storage/ Desirable, Convenient Location, 15 Minutes from CVG Airport & Downtown Cincinnati/ + MUCH MORE!

16. 2023-05-18
    listed $284,800 Active 1220-char remark

    Show marketing remark (1220 chars)

    Fabulous 4 BDRM, 3 Bath, 1 Car Garage, Finished Lower Level, Quality Built Home Perfectly Situated on Beautiful .62 ACRE Homesite! LG Deck Overlooking Private Setting/ Oversized Driveway, Extra Concrete Extension, + Front Concrete Pad Offering Additional Off-Street Parking/ 3 FIN Levels w/Approximately 1,800 SQ FT/ All Generously Sized RMS/ Lots of Natural Light/ Neutral Decor/ Engineered Hardwood Flooring in Entry, DNR, KIT, Primary Suite, 1 Additional BDRM, + Halls/ Porcelain Bath Floors Throughout/ Inviting Great RM w/Expansive Space, Ceiling Fan w/Light Package & French Patio Door Walkout to Deck/ Fully Equipped, Eat-In KIT w/Granite Counters, Porcelain Tile Backsplash, 2 Windows, Adjacent to Hall w/Double Pantry, Walkout, & Adjoining Powder RM/ Delightful DNR w/Double View Window & Chandelier/ Staircase w/Wood Treads/ Fabulous Owner's Suite w/Walk-In Closet, Double View Window, Ceiling Fan, + Adjoining Full Bath w/Shower/2 BDRMS w/Ceiling Fans & 2 BDRMS w/Overhead Lighting/ Hall Bath w/Oversized Vanity/ Laundry Chute/ FIN Lower Level w/Great Space for Entertaining/ Lots of Storage/ Desirable, Convenient Location, 15 Minutes from CVG Airport & Downtown Cincinnati/ + MUCH MORE!

ⓘ 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: $2,779 · $232/mo
• Projected year-2 tax: $2,779 · $232/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 ≥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: −$17,925
• − Property taxes: −$2,779
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$9,309
• Taxable loss: −$6,463
• Est. tax savings @ 24.0%: +$1,551
• After-tax cash flow: $688/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

+12.4% since first listed

7 events — show timeline

• 2026-06-15 Pending — NKMLS
• 2026-05-13 Price Changed $320,000 NKMLS
• 2026-04-24 Listed $325,000 NKMLS
• 2023-06-15 Sold (Public Records) $278,900 Public Records
• 2023-06-13 Sold (MLS) $278,900 NKMLS
• 2023-05-25 Pending — NKMLS
• 2023-05-18 Listed $284,800 NKMLS

Property tax history

+6.4%/yr

Latest (2025): $2,779 · -3.2% YoY. Source: county tax records.