941 Flint Hill Rd · Sonora, KY 42776

$318,400

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 23 Days on market

Built 1994 2.40 ac 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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.9/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Experience the ideal blend of comfort and tranquility in this ranch-style home located in the beautiful Sonora area. The residence features three bedrooms, providing ample space for family and guests. With two full bathrooms, morning routines and evening relaxation are a breeze. Set on a sprawling 2.4 acres, this property offers plenty of outdoor space for gardening, entertaining, or simply enjoying nature. The highlight of the property is the detached three-car garage, perfect for car enthusiasts or as a workshop. Whether you’re looking for a peaceful retreat or a family home, this property has everything you need to live your best life.

Key facts

• Sprawling 2.4 acres
• Ranch-style home
• 2.4 acre lot

Tags

• RANCH-STYLE HOME
• SPRAWLING 2.4 ACRES
• DETACHED THREE-CAR GARAGE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached garage with space for 3 vehicles; Garage entry on the side
• Utilities: Electricity connected; Propane
• Home design: Single-family ranch-style home; One story
• Construction: Built in 1994; Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Cleared, level lot; Approximately 2.4 acres; No fencing

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Three bedrooms, all on the first floor (including a primary bedroom on the first floor)
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Five total rooms; Living room on the first floor; Primary bedroom on the first floor; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $318k.

Deal economics

• At list price, monthly cash flow is $-17 ($-207/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (25.7% below list).
• Recommended offer: $237k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#342 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Hardin County (suburban): math 30% / reading 43% proficiency, ranked #47 of 165 in KY (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Creekside Elementary School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 419 students, 51% FRL); East Hardin Middle School (math 33% / reading 56%, grade D, #36 of 217 statewide, top 18%, 780 students, 30% FRL); Central Hardin High School (math 36% / reading 51%, grade F, #28 of 254 statewide, top 11%, 1,914 students, 37% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 18 active listings in the ZIP; 946 units permitted in Hardin County in 2024 (464 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-294 appreciation (-0.1% local appreciation)).
• Hardin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,537 (25.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.74% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $194,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
266 W Western Ave	0.67mi	3/1.0	1,804 (+11%)	10mo	$216,000	$120	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.87×
• Total profit: $-11,949
• Equity at exit: $90,985

10-year hold

• IRR: 2.9%
• Equity multiple: 1.31×
• Total profit: $27,760
• Equity at exit: $108,204

Cash invested: $89,152 (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 42776

• Home prices YoY: -0.0%
• Active inventory: 18
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,365 medium
• Mortgage (P&I): −$1,670
• Tax from tax record: −$83 /mo · $1,002/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-17

Break-even live

Break-even rent $2,387

Max offer price $315,356

Occupancy floor 96%

Sensitivity live

Price	-10% $163	-5% $73	+0% $-17	+5% $-107	+10% $-197
Rent	-10% $-204	-5% $-111	+0% $-17	+5% $76	+10% $170
Rate	-1.0pp $143	-0.5pp $64	base $-17	+0.5pp $-100	+1.0pp $-184

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: $79,600
• Closing costs: $9,552
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $318,400 Active 23 DOM
2. 2026-06-19
   days on market $318,400 Active 21 DOM
3. 2026-06-18
   days on market $318,400 Active 20 DOM
4. 2026-06-17
   days on market $318,400 Active 19 DOM
5. 2026-06-17
   price $318,400 Active 18 DOM
6. 2026-06-16
   days on market $319,900 Active 18 DOM
7. 2026-06-15
   days on market $319,900 Active 17 DOM
8. 2026-06-14
   days on market $319,900 Active 15 DOM
9. 2026-06-13
   days on market $319,900 Active 14 DOM
10. 2026-06-10
    days on market $319,900 Active 12 DOM
11. 2026-06-09
    days on market $319,900 Active 11 DOM
12. 2026-06-08
    days on market $319,900 Active 10 DOM
13. 2026-06-07
    days on market $319,900 Active 9 DOM
14. 2026-06-03
    days on market $319,900 Active 5 DOM
15. 2026-06-02
    days on market $319,900 Active 4 DOM
16. 2026-06-01
    days on market $319,900 Active 3 DOM
17. 2026-05-31
    days on market $319,900 Active 2 DOM
18. 2026-05-29
    listed $319,900 Active 652-char remark

    Show marketing remark (652 chars)

    Experience the ideal blend of comfort and tranquility in this ranch-style home located in the beautiful Sonora area. The residence features three bedrooms, providing ample space for family and guests. With two full bathrooms, morning routines and evening relaxation are a breeze. Set on a sprawling 2.4 acres, this property offers plenty of outdoor space for gardening, entertaining, or simply enjoying nature. The highlight of the property is the detached three-car garage, perfect for car enthusiasts or as a workshop. Whether you’re looking for a peaceful retreat or a family home, this property has everything you need to live your best life.

19. 2026-05-29
    listed $319,900 Active

    Show marketing remark (652 chars)

    Experience the ideal blend of comfort and tranquility in this ranch-style home located in the beautiful Sonora area. The residence features three bedrooms, providing ample space for family and guests. With two full bathrooms, morning routines and evening relaxation are a breeze. Set on a sprawling 2.4 acres, this property offers plenty of outdoor space for gardening, entertaining, or simply enjoying nature. The highlight of the property is the detached three-car garage, perfect for car enthusiasts or as a workshop. Whether you’re looking for a peaceful retreat or a family home, this property has everything you need to live your best life.

ⓘ 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: $1,002 · $83/mo
• Projected year-2 tax: $2,738 · $228/mo
• Expected delta: +$1,736/yr (+$145/mo · 173.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $28,384
• − Mortgage interest: −$17,835
• − Property taxes: −$1,002
• − Insurance: −$1,592
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$9,263
• Taxable loss: −$5,849
• Est. tax savings @ 24.0%: +$1,404
• After-tax cash flow: $1,197/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: Hardin County
• NCES district ID: 2102490
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $50,728
• Composite: 31.61/100
• National rank: #5945
• State rank: #47 of 165 in KY

Livability — Sonora

• Score: 62/100
• State rank: #342
• US rank: #16237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,071

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 105,573 people
• By 2030: 103,563 · -1.9%
• By 2040: 97,077 · -8.0%
• By 2050: 88,367 · -16.3%
• By 2075: 65,405 · -38.0%
• By 2100: 42,245 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Serbian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Hardin

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: -8.7pp toward R · 2008: -20.6pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+24.0 2016: R+30.2 2012: R+20.8 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.09%
• Current HPI: 334.9918
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $319,900 Metro Search MLS
• 2026-05-29 Listed $319,900 HKARMLS

Property tax history

+2.8%/yr

Latest (2025): $1,002 · -1.5% YoY. Source: county tax records.