107 Peggy Ln · Hazard, KY 41727

$134,000

3 bd · 1.0 ba · 1,188 sqft · Other public records · 3 Days on market

Built 2015 0.31 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 +8.4/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Well-kept & affordable one level home on a large flat corner lot. Featuring 3 bedrooms and 1 full bathrooms. Lots of yard space for kids or pets! Inside is freshly painted throughout.

Key facts

• 0.31 acre lot
• Built 2015
• Listed 3 days

Tags

• LARGE FLAT CORNER LOT
• FRESHLY PAINTED THROUGHOUT

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Front porch; Shingle roof

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Laminate
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 6 total rooms; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $134k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (23.8% below list).
• Recommended offer: $102k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#196 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Perry County (rural): math 23% / reading 42% proficiency, ranked #96 of 165 in KY (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Perry County Central High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 877 students, 67% FRL).
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($926 loan paydown + $8k appreciation (6.1% local appreciation)).
• Perry County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,096 (23.8% 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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.86×
• Total profit: $32,110
• Equity at exit: $85,319

10-year hold

• IRR: 13.2%
• Equity multiple: 3.67×
• Total profit: $100,174
• Equity at exit: $155,663

Cash invested: $37,520 (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 41727

• Home prices YoY: 4.0%
• Active inventory: 4
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$703
• Tax est. 1.5%: −$168 /mo · $2,010/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-119

Break-even live

Break-even rent $1,172

Max offer price $116,710

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-73	+0% $-119	+5% $-166	+10% $-212
Rent	-10% $-200	-5% $-160	+0% $-119	+5% $-79	+10% $-39
Rate	-1.0pp $-52	-0.5pp $-85	base $-119	+0.5pp $-154	+1.0pp $-190

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-04
   statusdays on market $134,000 Pending 3 DOM
2. 2026-06-02
   days on market $134,000 Active 2 DOM
3. 2026-06-01
   status $134,000 Active 1 DOM
4. 2026-05-31
   status $134,000 Pending 1 DOM
5. 2026-05-31
   remarks 185-char remark
6. 2026-05-31
   listed $134,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $12,252
• − Mortgage interest: −$7,506
• − Property taxes: −$2,010
• − Insurance: −$670
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$3,898
• Taxable loss: −$3,793
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $-524/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: Perry County
• NCES district ID: 2104770
• Math proficiency: 23% ▼ -23.00%
• Reading proficiency: 42% ▼ -19.00%
• Median HH income: $32,540
• Composite: 26.53/100
• National rank: #7196
• State rank: #96 of 165 in KY

Livability — Hazard

• Score: 68/100
• State rank: #196
• US rank: #9701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,500

Population outlook (Perry County) Hauer SSP2

• Today (2025): 24,976 people
• By 2030: 23,390 · -6.4%
• By 2040: 20,270 · -18.8%
• By 2050: 17,547 · -29.7%
• By 2075: 12,599 · -49.6%
• By 2100: 9,358 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 4%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -27.5pp toward R · 2008: -32.0pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.3 2016: R+57.0 2012: R+58.5 2008: R+32.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.13%
• Current HPI: 158.4872
• 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

• 2026-05-30 Listed $134,000 EKAR