941 Flint Hill Rd

Sonora, KY 42776

$318,400D

3 bd · 2.0 ba · 1,620 sqft · Built 1994 · SingleFamily · Active · 23 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,365/mo
• Mortgage (P&I): −$1,670
• Tax + insurance: −$216
• HOA: −$0
• Vac / Maint / Mgmt: −$497
• Net cashflow: $-17/mo
• Annual: $-207/yr
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• 1% rule: 0.74%
• Cash to close: $89,152

Investor read

• This is a 3-bed/2.0-bath single-family listed at $318k.
• 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).
• It's been on market 23 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $237k (25.7% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($2k loan paydown + $-294 appreciation (-0.1% local appreciation)).
• 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).
• Hardin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.