1030 Rollingwood Ln · Goshen, KY 40026

$325,000

4 bd · 2.0 ba · 1,742 sqft · SingleFamily · 65 Days on market

Built 1978 0.29 ac lot $187/sqft · at area comps Est $336k · at est.

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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 +24.7/30.0
• ARV discount +9.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this charming 4-bedroom, 2-bath home in the heart of Goshen! Offering over 1,700 sq. ft. of living space, this property features a cozy brick fireplace, spacious kitchen and dining area with a lot of natural light leading to a large deck outside, and flexible bedrooms ideal for family, guests, or a home office. The unfinished basement provides room to grow. The large backyard offers space for play or entertaining on the large deck with a hot tub. Enjoy an attached garage, off-street parking, and efficient heating and cooling. HVAC was replaced within the last 2 years, a new roof within approximately the last 6 months and new carpet. Located on nearly a third of an acre in Oldham County's award-winning school district—Harmony Elementary, North Oldham Middle, and North Oldham High A wonderful opportunity to own a move-in ready home in a highly sought-after neighborhood! A Goshen city playground and membership optional pool is located at the entrance of the sub-division. Refrigerator, stove & dishwasher to remain. Approx 3 years old.

Key facts

• Large deck
• Hot tub
• Brick fireplace

Tags

• BRICK FIREPLACE
• SPACIOUS KITCHEN
• LARGE DECK
• UNFINISHED BASEMENT
• LARGE BACKYARD
• HOT TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $306k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.3% in Goshen — 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 71/100 on livability (#152 in KY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Oldham County (suburban): math 48% / reading 55% proficiency, ranked #6 of 165 in KY (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 402 units permitted in Oldham County in 2024 (56 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.
• Oldham County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $115k; list at $325k implies a 183% gain — meaningful room to come down on a strong offer.

Recommended offer $305,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.08% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (median comp): $335,951
• List price: $325,000
• Delta: -3.26%
• 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
1030 Rollingwood Ln	0.00mi	4/2.0	1,742 (0%)	0mo	$315,000	$181	100
1017 Harmony Landing Rd	0.33mi	3/1.5 (-1)	1,721 (-1%)	2mo	$320,000	$186	74
12002 Valley Dr	0.30mi	3/2.0 (-1)	1,700 (-2%)	6mo	$330,000	$194	72
1123 Meadowridge Trl	0.27mi	4/2.5	1,820 (+4%)	7mo	$336,000	$185	72
1107 Meadowridge Trl	0.24mi	3/2.0 (-1)	1,686 (-3%)	9mo	$324,000	$192	71
1202 Cedarbrook Rd	0.28mi	3/2.0 (-1)	1,617 (-7%)	0mo	$390,000	$241	69
12106 Rosewood Ln	0.26mi	4/2.0	1,827 (+5%)	19mo	$340,000	$186	64
1047 Rollingwood Ln	0.15mi	3/2.0 (-1)	1,917 (+10%)	11mo	$289,000	$151	62
12111 Hillside Dr	0.23mi	3/2.0 (-1)	1,553 (-11%)	8mo	$322,000	$207	60
1109 Crestview Way	0.17mi	3/2.0 (-1)	1,983 (+14%)	6mo	$275,000	$139	58
1105 Meadowridge Trl	0.24mi	3/2.5 (-1)	1,928 (+11%)	9mo	$280,000	$145	57
12100 Maplewood Rd	0.56mi	3/2.0 (-1)	1,649 (-5%)	11mo	$385,000	$233	51

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-9,453
• Equity at exit: $48,459

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $47,283
• Equity at exit: $28,100

Cash invested: $91,000 (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 40026

• Home prices YoY: -24.7%
• Active inventory: 31
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$246 /mo · $2,953/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $679

Break-even live

Break-even rent $2,640

Max offer price $325,000

Occupancy floor 76%

Sensitivity live

Price	-10% $863	-5% $771	+0% $679	+5% $587	+10% $495
Rent	-10% $403	-5% $541	+0% $679	+5% $817	+10% $956
Rate	-1.0pp $843	-0.5pp $762	base $679	+0.5pp $595	+1.0pp $509

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 Church Side Dr Goshen, KY	4.0	4.0	2145	$3,500	$1.63	18d	1	0.82mi

Listing history 10 events

1. 2026-05-07
   historical Active Under Contract 1066-char remark

   Show marketing remark (1066 chars)

   Check out this charming 4-bedroom, 2-bath home in the heart of Goshen! Offering over 1,700 sq. ft. of living space, this property features a cozy brick fireplace, spacious kitchen and dining area with a lot of natural light leading to a large deck outside, and flexible bedrooms ideal for family, guests, or a home office. The unfinished basement provides room to grow. The large backyard offers space for play or entertaining on the large deck with a hot tub. Enjoy an attached garage, off-street parking, and efficient heating and cooling. HVAC was replaced within the last 2 years, a new roof within approximately the last 6 months and new carpet. Located on nearly a third of an acre in Oldham County's award-winning school district—Harmony Elementary, North Oldham Middle, and North Oldham High A wonderful opportunity to own a move-in ready home in a highly sought-after neighborhood! A Goshen city playground and membership optional pool is located at the entrance of the sub-division. Refrigerator, stove & dishwasher to remain. Approx 3 years old.

2. 2026-03-24
   listed $325,000 Active 1066-char remark

   Show marketing remark (1066 chars)

   Check out this charming 4-bedroom, 2-bath home in the heart of Goshen! Offering over 1,700 sq. ft. of living space, this property features a cozy brick fireplace, spacious kitchen and dining area with a lot of natural light leading to a large deck outside, and flexible bedrooms ideal for family, guests, or a home office. The unfinished basement provides room to grow. The large backyard offers space for play or entertaining on the large deck with a hot tub. Enjoy an attached garage, off-street parking, and efficient heating and cooling. HVAC was replaced within the last 2 years, a new roof within approximately the last 6 months and new carpet. Located on nearly a third of an acre in Oldham County's award-winning school district—Harmony Elementary, North Oldham Middle, and North Oldham High A wonderful opportunity to own a move-in ready home in a highly sought-after neighborhood! A Goshen city playground and membership optional pool is located at the entrance of the sub-division. Refrigerator, stove & dishwasher to remain. Approx 3 years old.

3. 2025-12-09
   historical
4. 2025-11-17
   price $340,000
5. 2025-10-15
   price $360,000
6. 2025-09-26
   listed $375,000 Active
7. 2002-09-27
   historical
8. 2002-06-27
   listed $144,500
9. 1998-01-09
   soldstatus $115,000
10. 1997-09-18
    listed $119,900

ⓘ 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: $2,953 · $246/mo
• Projected year-2 tax: $2,953 · $246/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$18,205
• − Property taxes: −$2,953
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$9,455
• Taxable income: $3,042
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $7,420/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: Oldham County
• NCES district ID: 2104530
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 55% ▼ -14.00%
• Median HH income: $84,329
• Composite: 47.29/100
• National rank: #2303
• State rank: #6 of 165 in KY

Livability — Goshen

• Score: 71/100
• State rank: #152
• US rank: #7314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goshen, KY
• Population (ZIP): 6,192

Population outlook (Oldham County) Hauer SSP2

• Today (2025): 75,661 people
• By 2030: 80,948 · +7.0%
• By 2040: 90,894 · +20.1%
• By 2050: 100,168 · +32.4%
• By 2075: 123,605 · +63.4%
• By 2100: 133,523 · +76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Italian 7% Slovak 5% Lithuanian 5%
• Foreign-born: 5% · Canada, China
• Languages at home: 97% English-only · Other Asian/Pacific 1% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Oldham

• 2024 margin: Strong R (+22.6) · D 37.7% · R 60.3% · Other 2.0%
• 2008→2024 swing: +8.1pp toward D · 2008: -30.7pp · 2024: -22.6pp
• All cycles: 2024: R+22.6 2020: R+21.4 2016: R+31.1 2012: R+36.6 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.96%
• Current HPI: 243.3893
• 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

+171.1% since first listed

10 events — show timeline

• 2026-05-07 Contingent — Metro Search MLS
• 2026-03-24 Listed $325,000 Metro Search MLS
• 2025-12-09 Listing Removed — Metro Search MLS
• 2025-11-17 Price Changed $340,000 Metro Search MLS
• 2025-10-15 Price Changed $360,000 Metro Search MLS
• 2025-09-26 Listed $375,000 Metro Search MLS
• 2002-09-27 Listing Removed — Metro Search MLS
• 2002-06-27 Listed $144,500 Metro Search MLS
• 1998-01-09 Sold (MLS) $115,000 Metro Search MLS
• 1997-09-18 Listed $119,900 Metro Search MLS

Property tax history

+3.7%/yr

Latest (2025): $2,953 · +0.1% YoY. Source: county tax records.