2097 Sonora Hardin Springs Rd · Sonora, KY 42776

$190,500

2 bd · 1.0 ba · 880 sqft · Other · 88 Days on market

Built 1987 0.68 ac lot ↓ 1% since listing

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Come check this out!!! Investment opportunity ready to go, this beautiful 2 bedroom 1 bath home on . 68 acres. This home has an additional bonus room ready to be used as a home office, extra large pantry or whatever you are needing in this space. Also featuring 2 car garage with a 3rd garage space located on the other side of the home for extra storage, along with a concrete slab ready to park your trailer or a game of basketball. This home is currently being rented to a tenant at the rate of $1600 per month, this tenant is willing to discuss terms in staying as a tenant with the future buyers. If you are looking to purchase without having a tenant, current tenant agreement will have to be

Key facts

• 0.68 acre lot
• 3 garage spots
• Built 1987

Property features AI

Exterior

• Parking: Attached garage with 3 spaces; Gravel driveway
• Security: Smoke detectors
• Utilities: Septic tank
• Home design: Single-family residential; Single story
• Construction: Vinyl siding; Metal roof; Slab foundation
• Exterior features: Deck; Lot of approximately 0.68 acres

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump heating (electric); Central air conditioning; Ceiling fans
• Interior features: Range, Oven, Refrigerator, Electric water heater; Carpet and Tile flooring
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.

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 $1k of equity ($1k loan paydown + $-176 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.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

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 $179,070 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.06% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 7.8

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: 8.9%
• Equity multiple: 1.42×
• Total profit: $22,486
• Equity at exit: $54,437

10-year hold

• IRR: 13.9%
• Equity multiple: 2.51×
• Total profit: $80,633
• Equity at exit: $64,739

Cash invested: $53,340 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$999
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $455

Break-even live

Break-even rent $1,452

Max offer price $190,500

Occupancy floor 73%

Sensitivity live

Price	-10% $563	-5% $509	+0% $455	+5% $401	+10% $347
Rent	-10% $294	-5% $375	+0% $455	+5% $535	+10% $615
Rate	-1.0pp $551	-0.5pp $503	base $455	+0.5pp $405	+1.0pp $355

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: $47,625
• Closing costs: $5,715
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-23
   days on market $190,500 Active 88 DOM
2. 2026-06-22
   days on market $190,500 Active 87 DOM
3. 2026-06-19
   days on market $190,500 Active 85 DOM
4. 2026-06-18
   days on market $190,500 Active 84 DOM
5. 2026-06-17
   days on market $190,500 Active 83 DOM
6. 2026-06-16
   days on market $190,500 Active 82 DOM
7. 2026-06-15
   days on market $190,500 Active 81 DOM
8. 2026-06-14
   days on market $190,500 Active 79 DOM
9. 2026-06-13
   days on market $190,500 Active 78 DOM
10. 2026-06-10
    days on market $190,500 Active 76 DOM
11. 2026-06-09
    days on market $190,500 Active 75 DOM
12. 2026-06-08
    days on market $190,500 Active 74 DOM
13. 2026-06-07
    days on market $190,500 Active 73 DOM
14. 2026-06-03
    days on market $190,500 Active 69 DOM
15. 2026-06-02
    days on market $190,500 Active 68 DOM
16. 2026-06-01
    days on market $190,500 Active 67 DOM
17. 2026-05-31
    days on market $190,500 Active 66 DOM
18. 2026-05-30
    days on market $190,500 Active 65 DOM
19. 2026-05-04
    price $190,500
20. 2026-03-26
    listed $192,500 Active

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,638 · $137/mo
• Expected delta: +$812/yr (+$68/mo · 98.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $24,333
• − Mortgage interest: −$10,671
• − Property taxes: −$827
• − Insurance: −$952
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$5,542
• Taxable income: $2,448
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $4,868/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

• Census place: Sonora, KY
• 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

-1.0% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $190,500 HKARMLS
• 2026-03-26 Listed $192,500 HKARMLS

Property tax history

+11.0%/yr

Latest (2025): $827 · +1.4% YoY. Source: county tax records.