421 Peonia Rd · Clarkson, KY 42726

$129,000

2 bd · 1.0 ba · 864 sqft · Other · 24 Days on market

Built 1978 10,193 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks

List price does not reflect the sale price as this property is Offered at Absolute Online Only Auction, FHRA, Inc. Real Estate & Auction proudly presents this 2-bedroom, 1-bath brick home with a detached garage situated on approximately 0.23 acres at 421 Peonia Rd in Clarkson. Located within the city limits, this home offers convenient access to local amenities, schools, and everyday essentials. For outdoor enthusiasts, the property is just a short drive to Rough River Lake and Nolin Lake, known for boating, fishing, and recreation. Commuters will appreciate easy access to the Western Kentucky Parkway. The home will be sold online at absolute auction from May 15 through May 21, 2026.

Key facts

• Convenient access
• Detached garage
• 0.23 acre lot

Tags

• DETACHED GARAGE
• CONVENIENT ACCESS
• SHORT DRIVE TO NOLIN LAKE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected
• Home design: Traditional-style residential property; Single-story (1 story); Property listed as Auction
• Construction: Built in 1978; Brick construction; Shingle roof; Concrete block foundation
• Exterior features: No exterior features listed

Interior

• Kitchen: Eat-in kitchen on the first floor; Kitchen present on the first floor
• Bedrooms: Two bedrooms on the first floor; Both primary bedroom and bedrooms located on first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; One HVAC unit
• Interior features: Six closets; No basement; One total living room; Total of 5 rooms
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (33.5% below list).
• Recommended offer: $86k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.0% in Clarkson — 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 64/100 on livability (#301 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Grayson County (rural): math 27% / reading 40% proficiency, ranked #84 of 165 in KY (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clarkson Elementary School (math 33% / reading 44%, grade F, #234 of 676 statewide, top 36%, 609 students, 65% FRL); Grayson County Middle School (math 23% / reading 38%, grade F, #143 of 217 statewide, top 67%, 839 students, 63% FRL); Grayson County High School (math 24% / reading 38%, grade F, #118 of 254 statewide, top 47%, 1,252 students, 61% FRL).
• Market conditions: 135 active listings in the ZIP; 23 units permitted in Grayson County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $129k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,838 (33.5% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.67% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.76×
• Total profit: $63,609
• Equity at exit: $116,213

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $192,394
• Equity at exit: $250,619

Cash invested: $36,120 (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 42726

• Active inventory: 135
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-104

Break-even live

Break-even rent $989

Max offer price $110,712

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-67	+0% $-104	+5% $-140	+10% $-177
Rent	-10% $-171	-5% $-137	+0% $-104	+5% $-70	+10% $-36
Rate	-1.0pp $-39	-0.5pp $-71	base $-104	+0.5pp $-137	+1.0pp $-171

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   price $129,000
3. 2026-05-13
   price $149,000
4. 2026-04-28
   listed $159,000 Active
5. 2022-01-20
   soldstatus $65,000
6. 2018-01-11
   historical
7. 2017-10-04
   listed $69,500
8. 2012-05-01
   soldstatus $58,000

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $1,109 · $92/mo
• Expected delta: +$493/yr (+$41/mo · 79.8%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,301
• − Mortgage interest: −$7,226
• − Property taxes: −$617
• − Insurance: −$645
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$3,753
• Taxable loss: −$3,588
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $-381/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: Grayson County
• NCES district ID: 2102300
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 40% ▼ -17.00%
• Median HH income: $34,256
• Composite: 27.55/100
• National rank: #6944
• State rank: #84 of 165 in KY

Livability — Clarkson

• Score: 64/100
• State rank: #301
• US rank: #14439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarkson, KY
• Population (ZIP): 5,025

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 26,840 people
• By 2030: 27,032 · +0.7%
• By 2040: 27,236 · +1.5%
• By 2050: 27,076 · +0.9%
• By 2075: 26,565 · -1.0%
• By 2100: 24,007 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Asian 2% Two or more races 1%
• Common ancestry: Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+61.8) · D 18.5% · R 80.3% · Other 1.2%
• 2008→2024 swing: -26.9pp toward R · 2008: -34.9pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.8 2016: R+59.3 2012: R+39.5 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 141.71%
• Current HPI: 470.743
• 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

+122.4% since first listed

8 events — show timeline

• 2026-05-22 Pending — Metro Search MLS
• 2026-05-20 Price Changed $129,000 Metro Search MLS
• 2026-05-13 Price Changed $149,000 Metro Search MLS
• 2026-04-28 Listed $159,000 Metro Search MLS
• 2022-01-20 Sold (Public Records) $65,000 Public Records
• 2018-01-11 Listing Removed — Metro Search MLS
• 2017-10-04 Listed $69,500 Metro Search MLS
• 2012-05-01 Sold (Public Records) $58,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $617 · -0.4% YoY. Source: county tax records.