464 Cruse Rd · Sonora, KY 42776

$269,999

3 bd · 2.0 ba · 1,512 sqft · Other · 38 Days on market

Built 2026 2.66 ac lot

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Appreciation +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

24-hour First Right of Refusal; Active Under Contract as of 05/09/2026. There's a stillness here you can feel the moment you arrive, where open sky stretches uninterrupted and the water rests quietly beyond the home, reflecting the rhythm of a slower, more intentional pace. Set on multiple acres in Sonora, this thoughtfully reimagined residence has been meticulously refined over time, blending comfort with enduring quality. Nearly every element has been elevated: a new metal roof crowns the home, while updated mechanicals, including HVAC, furnace, and water heater, offer peace of mind beneath the surface. The exterior has been fully transformed with premium siding, added insulation, and a full wrap, complemented by a suite of Pella windows that draw natural light deep into the living spaces. Inside, the kitchen stands as the heart of the home, crafted with all-wood Haas cabinetry, designed for both everyday living and effortless hosting. Updated flooring and custom vanities continue the sense of cohesion and care throughout. Outdoors, the property unfolds as both a private retreat and a place to gather. A covered patio extends the living space into the landscape, while the expanded drive welcomes guests with ease. Beyond, the pond, stocked with bass, offers a quiet escape, equally suited for reflection or recreation. MLS - 166 Converted to Real Estate.

Key facts

• 2.66 acre lot
• Parking
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $270k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (11.2% below list).
• Recommended offer: $240k (11.2% 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+, schools D-, amenities F.
• Larue County (rural): math 26% / reading 40% proficiency, ranked #82 of 165 in KY (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 65 units permitted in Larue County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-249 appreciation (-0.1% local appreciation)).
• Larue County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $95k; list at $270k implies a 184% gain — meaningful room to come down on a strong offer.

Recommended offer $239,735 (11.2% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.15×
• Total profit: $11,042
• Equity at exit: $77,154

10-year hold

• IRR: 8.5%
• Equity multiple: 1.92×
• Total profit: $69,222
• Equity at exit: $91,755

Cash invested: $75,600 (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 42776

• Home prices YoY: -0.0%
• Active inventory: 18
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,397 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $318

Break-even live

Break-even rent $1,995

Max offer price $269,999

Occupancy floor 82%

Sensitivity live

Price	-10% $471	-5% $394	+0% $318	+5% $242	+10% $-159
Rent	-10% $129	-5% $223	+0% $318	+5% $413	+10% $507
Rate	-1.0pp $454	-0.5pp $387	base $318	+0.5pp $248	+1.0pp $177

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-01
   statusdays on market $269,999 Pending 38 DOM
2. 2026-05-31
   days on market $269,999 Active 37 DOM
3. 2026-05-30
   days on market $269,999 Active 36 DOM
4. 2026-04-30
   status Active 1374-char remark

   Show marketing remark (1364 chars)

   24-hour First Right of Refusal; Active Under Contract as of 05/09/2026. 24 hour notice to show. There's a stillness here you can feel the moment you arrive, where open sky stretches uninterrupted and the water rests quietly beyond the home, reflecting the rhythm of a slower, more intentional pace. Set on multiple acres in Sonora, this thoughtfully reimagined residence has been meticulously refined over time, blending comfort with enduring quality. Nearly every element has been elevated: a new metal roof crowns the home, while updated mechanicals, including HVAC, furnace, and water heater, offer peace of mind beneath the surface. The exterior has been fully transformed with premium siding, added insulation, and a full wrap, complemented by a suite of Pella windows that draw natural light deep into the living spaces. Inside, the kitchen stands as the heart of the home, crafted with all-wood Haas cabinetry, designed for both everyday living and effortless hosting. Updated flooring and custom vanities continue the sense of cohesion and care throughout. Outdoors, the property unfolds as both a private retreat and a place to gather. A covered patio extends the living space into the landscape, while the expanded drive welcomes guests with ease. Beyond, the pond, stocked with bass, offers a quiet escape, equally suited for reflection or recreation.

5. 2026-04-30
   status Active 1364-char remark

   Show marketing remark (1364 chars)

   24-hour First Right of Refusal; Active Under Contract as of 05/09/2026. 24 hour notice to show. There's a stillness here you can feel the moment you arrive, where open sky stretches uninterrupted and the water rests quietly beyond the home, reflecting the rhythm of a slower, more intentional pace. Set on multiple acres in Sonora, this thoughtfully reimagined residence has been meticulously refined over time, blending comfort with enduring quality. Nearly every element has been elevated: a new metal roof crowns the home, while updated mechanicals, including HVAC, furnace, and water heater, offer peace of mind beneath the surface. The exterior has been fully transformed with premium siding, added insulation, and a full wrap, complemented by a suite of Pella windows that draw natural light deep into the living spaces. Inside, the kitchen stands as the heart of the home, crafted with all-wood Haas cabinetry, designed for both everyday living and effortless hosting. Updated flooring and custom vanities continue the sense of cohesion and care throughout. Outdoors, the property unfolds as both a private retreat and a place to gather. A covered patio extends the living space into the landscape, while the expanded drive welcomes guests with ease. Beyond, the pond, stocked with bass, offers a quiet escape, equally suited for reflection or recreation.

6. 2026-04-29
   status Pending 1374-char remark

   Show marketing remark (1364 chars)

   24-hour First Right of Refusal; Active Under Contract as of 05/09/2026. 24 hour notice to show. There's a stillness here you can feel the moment you arrive, where open sky stretches uninterrupted and the water rests quietly beyond the home, reflecting the rhythm of a slower, more intentional pace. Set on multiple acres in Sonora, this thoughtfully reimagined residence has been meticulously refined over time, blending comfort with enduring quality. Nearly every element has been elevated: a new metal roof crowns the home, while updated mechanicals, including HVAC, furnace, and water heater, offer peace of mind beneath the surface. The exterior has been fully transformed with premium siding, added insulation, and a full wrap, complemented by a suite of Pella windows that draw natural light deep into the living spaces. Inside, the kitchen stands as the heart of the home, crafted with all-wood Haas cabinetry, designed for both everyday living and effortless hosting. Updated flooring and custom vanities continue the sense of cohesion and care throughout. Outdoors, the property unfolds as both a private retreat and a place to gather. A covered patio extends the living space into the landscape, while the expanded drive welcomes guests with ease. Beyond, the pond, stocked with bass, offers a quiet escape, equally suited for reflection or recreation.

7. 2026-04-29
   status Pending 1364-char remark

   Show marketing remark (1364 chars)

   24-hour First Right of Refusal; Active Under Contract as of 05/09/2026. 24 hour notice to show. There's a stillness here you can feel the moment you arrive, where open sky stretches uninterrupted and the water rests quietly beyond the home, reflecting the rhythm of a slower, more intentional pace. Set on multiple acres in Sonora, this thoughtfully reimagined residence has been meticulously refined over time, blending comfort with enduring quality. Nearly every element has been elevated: a new metal roof crowns the home, while updated mechanicals, including HVAC, furnace, and water heater, offer peace of mind beneath the surface. The exterior has been fully transformed with premium siding, added insulation, and a full wrap, complemented by a suite of Pella windows that draw natural light deep into the living spaces. Inside, the kitchen stands as the heart of the home, crafted with all-wood Haas cabinetry, designed for both everyday living and effortless hosting. Updated flooring and custom vanities continue the sense of cohesion and care throughout. Outdoors, the property unfolds as both a private retreat and a place to gather. A covered patio extends the living space into the landscape, while the expanded drive welcomes guests with ease. Beyond, the pond, stocked with bass, offers a quiet escape, equally suited for reflection or recreation.

8. 2026-04-23
   listed $269,999 Active 1364-char remark

   Show marketing remark (1374 chars)

   24-hour First Right of Refusal; Active Under Contract as of 05/09/2026. There's a stillness here you can feel the moment you arrive, where open sky stretches uninterrupted and the water rests quietly beyond the home, reflecting the rhythm of a slower, more intentional pace. Set on multiple acres in Sonora, this thoughtfully reimagined residence has been meticulously refined over time, blending comfort with enduring quality. Nearly every element has been elevated: a new metal roof crowns the home, while updated mechanicals, including HVAC, furnace, and water heater, offer peace of mind beneath the surface. The exterior has been fully transformed with premium siding, added insulation, and a full wrap, complemented by a suite of Pella windows that draw natural light deep into the living spaces. Inside, the kitchen stands as the heart of the home, crafted with all-wood Haas cabinetry, designed for both everyday living and effortless hosting. Updated flooring and custom vanities continue the sense of cohesion and care throughout. Outdoors, the property unfolds as both a private retreat and a place to gather. A covered patio extends the living space into the landscape, while the expanded drive welcomes guests with ease. Beyond, the pond, stocked with bass, offers a quiet escape, equally suited for reflection or recreation. MLS - 166 Converted to Real Estate.

9. 2026-04-23
   listed $269,900 Active 1374-char remark

   Show marketing remark (1374 chars)

   24-hour First Right of Refusal; Active Under Contract as of 05/09/2026. There's a stillness here you can feel the moment you arrive, where open sky stretches uninterrupted and the water rests quietly beyond the home, reflecting the rhythm of a slower, more intentional pace. Set on multiple acres in Sonora, this thoughtfully reimagined residence has been meticulously refined over time, blending comfort with enduring quality. Nearly every element has been elevated: a new metal roof crowns the home, while updated mechanicals, including HVAC, furnace, and water heater, offer peace of mind beneath the surface. The exterior has been fully transformed with premium siding, added insulation, and a full wrap, complemented by a suite of Pella windows that draw natural light deep into the living spaces. Inside, the kitchen stands as the heart of the home, crafted with all-wood Haas cabinetry, designed for both everyday living and effortless hosting. Updated flooring and custom vanities continue the sense of cohesion and care throughout. Outdoors, the property unfolds as both a private retreat and a place to gather. A covered patio extends the living space into the landscape, while the expanded drive welcomes guests with ease. Beyond, the pond, stocked with bass, offers a quiet escape, equally suited for reflection or recreation. MLS - 166 Converted to Real Estate.

10. 2020-01-17
    soldstatus $95,000
11. 2008-05-16
    soldstatus $8,000

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $2,322 · $193/mo
• Expected delta: +$1,752/yr (+$146/mo · 307.2%)

ⓘ 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 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: $28,768
• − Mortgage interest: −$15,124
• − Property taxes: −$570
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$7,855
• Taxable loss: −$734
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $3,992/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: Larue County
• NCES district ID: 2103180
• Math proficiency: 26% ▼ -20.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $39,784
• Composite: 27.66/100
• National rank: #6918
• State rank: #82 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 (Larue County) Hauer SSP2

• Today (2025): 14,441 people
• By 2030: 14,453 · +0.1%
• By 2040: 14,258 · -1.3%
• By 2050: 13,687 · -5.2%
• By 2075: 12,271 · -15.0%
• By 2100: 10,639 · -26.3%

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 · Larue

• 2024 margin: Solid R (+60.4) · D 19.1% · R 79.5% · Other 1.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -36.3pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+57.3 2016: R+55.4 2012: R+37.8 2008: R+36.3

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

+3275.0% since first listed

8 events — show timeline

• 2026-04-30 Relisted — HKARMLS
• 2026-04-30 Relisted — Metro Search MLS
• 2026-04-29 Pending — HKARMLS
• 2026-04-29 Pending — Metro Search MLS
• 2026-04-23 Listed $269,999 Metro Search MLS
• 2026-04-23 Listed $269,900 HKARMLS
• 2020-01-17 Sold (Public Records) $95,000 Public Records
• 2008-05-16 Sold (Public Records) $8,000 Public Records