769 Whispering Pine Cir · Clarkson, KY 42726

$189,000

3 bd · 1.0 ba · 1,632 sqft · Other · 46 Days on market

Built 1977 9,583 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 +8.6/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.4/10.0

Listing remarks

Looking for a gentle, walkable cart path to your Nolin Lake dock? This rare lakefront property at 769 Whispering Pine Circle, Clarkson, KY offers just that—plus the seller is leaving the boat for the new owners. Situated on a . 22 acre lot, the property features a 3 bed, 1 bath home with 816 sq ft and an additional 816 sq ft unfinished basement. The home had water damage from a failed line but was professionally mitigated. Finish the project or build your dream lake home. Water, electric, and septic are in place. Enjoy a concrete parking area, screened porch, and a beach area perfect for swimming and fishing. A rare Nolin Lake opportunity you don't want to miss.

Key facts

• 9,583 sq ft lot
• Built 1977
• Listed 46 days

Property features AI

Finance

• HOA & community: Association fee listed as $0.00

Exterior

• Parking: No parking
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; 1 story; Located in the Whispering Pines subdivision
• Construction: Built in 1977; Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: Balcony; Boat slip; Waterfront property; Cleared lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms, all on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present; Wall/window cooling units
• Interior features: 5 total rooms; 3 closets; Unfinished basement
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $189k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (36.0% below list).
• Recommended offer: $121k (36.0% 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: schools D, amenities F, commute 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.
• 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

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 $120,877 (36.0% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.64% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 13.0

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: 21.6%
• Equity multiple: 2.75×
• Total profit: $92,382
• Equity at exit: $170,266

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $280,080
• Equity at exit: $367,185

Cash invested: $52,920 (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: 13.0×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-164

Break-even live

Break-even rent $1,417

Max offer price $160,000

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-111	+0% $-164	+5% $-218	+10% $-271
Rent	-10% $-260	-5% $-212	+0% $-164	+5% $-116	+10% $-69
Rate	-1.0pp $-69	-0.5pp $-116	base $-164	+0.5pp $-213	+1.0pp $-263

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $189,000 Active 46 DOM
2. 2026-06-18
   days on market $189,000 Active 44 DOM
3. 2026-06-17
   days on market $189,000 Active 43 DOM
4. 2026-06-16
   days on market $189,000 Active 42 DOM
5. 2026-06-15
   days on market $189,000 Active 41 DOM
6. 2026-06-13
   pricedays on market $189,000 Active 39 DOM
7. 2026-06-12
   days on market $199,000 Active 38 DOM
8. 2026-06-09
   days on market $199,000 Active 35 DOM
9. 2026-06-08
   days on market $199,000 Active 34 DOM
10. 2026-06-07
    days on market $199,000 Active 33 DOM
11. 2026-06-07
    days on market $199,000 Active 32 DOM
12. 2026-06-04
    days on market $199,000 Active 29 DOM
13. 2026-06-02
    days on market $199,000 Active 28 DOM
14. 2026-06-01
    days on market $199,000 Active 27 DOM
15. 2026-05-31
    days on market $199,000 Active 26 DOM
16. 2026-05-31
    days on market $199,000 Active 25 DOM
17. 2026-05-04
    listed $199,000 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: $590 · $49/mo
• Projected year-2 tax: $1,625 · $135/mo
• Expected delta: +$1,035/yr (+$86/mo · 175.3%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,505
• − Mortgage interest: −$10,587
• − Property taxes: −$590
• − Insurance: −$945
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$5,498
• Taxable loss: −$5,436
• Est. tax savings @ 24.0%: +$1,305
• After-tax cash flow: $-665/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

• 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

1 event — show timeline

• 2026-05-04 Listed $199,000 Metro Search MLS

Property tax history

+3.5%/yr

Latest (2025): $590 · -0.4% YoY. Source: county tax records.