2213 Murrieltown Rd · Sonora, KY 42776

$127,215

None bd · None ba · — sqft · SingleFamily · 77 Days on market

Poor condition 7.71 ac lot ↓ 35% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Another beautiful 7.39-acre tract located just minutes from Interstate 65 off the Sonora exit. Larue County water at the blacktop, excellent private location for a dream home and additional acreage Av. per the recorded plat offering a 6 tract division!

Key facts

• Additional acreage
• 7.71 acres
• Excellent location

Tags

• 7.71 ACRES
• EXCELLENT LOCATION
• ADDITIONAL ACREAGE

What this means for you Summary

Snapshot

• This is a single-family listed at $127k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-879 ($-11k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Recommended offer: $120k (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+, 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 $761 of equity ($879 loan paydown + $-118 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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,582 (6.0% 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 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.00% ✗
• Cap rate: -2.00%
• Cash-on-cash: -29.62%
• DSCR: -0.32
• GRM: 0.0

CMA / ARV

• ARV (median comp): $372,461
• List price: $127,215
• Delta: -46.33%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2422 Murrieltown Rd	0.12mi	3/2.0	1,792	9mo	$250,000	$140	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -38.2%
• Equity multiple: -0.69×
• Total profit: $-60,267
• Equity at exit: $36,353

10-year hold

• IRR: -30.9%
• Equity multiple: -2.05×
• Total profit: $-108,511
• Equity at exit: $43,232

Cash invested: $35,620 (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

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$667
• Tax est. 1.5%: −$159 /mo · $1,908/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-879

Break-even live

Break-even rent $1,113

Max offer price —

Occupancy floor —

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: $31,804
• Closing costs: $3,816
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   pricestatusdays on marketlisting id $127,215 Active 77 DOM
2. 2026-05-07
   status Pending 252-char remark

   Show marketing remark (488 chars)

   Truely Amish built 1944' sq feet 2 story home on 6.62 acres with multiple barns, and beautiful views. This property was previously built by and for an Amish family that has moved out of state with no electricity in the home. Larue County water is actually on the property but no bathroom in the house. Multiple outbuildings and barns and tons of potential with this property. Additional acreage can be purchased per the recorded plat. Excellent location to I-65 just off the Sonora exit.

3. 2026-05-07
   status Pending 488-char remark

   Show marketing remark (488 chars)

   Truely Amish built 1944' sq feet 2 story home on 6.62 acres with multiple barns, and beautiful views. This property was previously built by and for an Amish family that has moved out of state with no electricity in the home. Larue County water is actually on the property but no bathroom in the house. Multiple outbuildings and barns and tons of potential with this property. Additional acreage can be purchased per the recorded plat. Excellent location to I-65 just off the Sonora exit.

4. 2026-04-28
   price $92,870

   Show marketing remark (252 chars)

   Another beautiful 7.39-acre tract located just minutes from Interstate 65 off the Sonora exit. Larue County water at the blacktop, excellent private location for a dream home and additional acreage Av. per the recorded plat offering a 6 tract division!

5. 2026-04-28
   price $94,165

   Show marketing remark (252 chars)

   Another beautiful 7.39-acre tract located just minutes from Interstate 65 off the Sonora exit. Larue County water at the blacktop, excellent private location for a dream home and additional acreage Av. per the recorded plat offering a 6 tract division!

6. 2026-04-28
   price $121,935 252-char remark

   Show marketing remark (252 chars)

   Another beautiful 7.39-acre tract located just minutes from Interstate 65 off the Sonora exit. Larue County water at the blacktop, excellent private location for a dream home and additional acreage Av. per the recorded plat offering a 6 tract division!

7. 2026-04-28
   price $127,215

   Show marketing remark (252 chars)

   Another beautiful 7.39-acre tract located just minutes from Interstate 65 off the Sonora exit. Larue County water at the blacktop, excellent private location for a dream home and additional acreage Av. per the recorded plat offering a 6 tract division!

8. 2026-04-28
   price $92,500

   Show marketing remark (252 chars)

   Another beautiful 7.39-acre tract located just minutes from Interstate 65 off the Sonora exit. Larue County water at the blacktop, excellent private location for a dream home and additional acreage Av. per the recorded plat offering a 6 tract division!

9. 2026-04-02
   price $144,900 252-char remark

   Show marketing remark (488 chars)

   Truely Amish built 1944' sq feet 2 story home on 6.62 acres with multiple barns, and beautiful views. This property was previously built by and for an Amish family that has moved out of state with no electricity in the home. Larue County water is actually on the property but no bathroom in the house. Multiple outbuildings and barns and tons of potential with this property. Additional acreage can be purchased per the recorded plat. Excellent location to I-65 just off the Sonora exit.

10. 2026-04-02
    listed $144,950 Active 252-char remark

    Show marketing remark (488 chars)

    Truely Amish built 1944' sq feet 2 story home on 6.62 acres with multiple barns, and beautiful views. This property was previously built by and for an Amish family that has moved out of state with no electricity in the home. Larue County water is actually on the property but no bathroom in the house. Multiple outbuildings and barns and tons of potential with this property. Additional acreage can be purchased per the recorded plat. Excellent location to I-65 just off the Sonora exit.

11. 2026-04-02
    listed $199,900 Active 488-char remark

    Show marketing remark (488 chars)

    Truely Amish built 1944' sq feet 2 story home on 6.62 acres with multiple barns, and beautiful views. This property was previously built by and for an Amish family that has moved out of state with no electricity in the home. Larue County water is actually on the property but no bathroom in the house. Multiple outbuildings and barns and tons of potential with this property. Additional acreage can be purchased per the recorded plat. Excellent location to I-65 just off the Sonora exit.

12. 2026-04-02
    listed $109,900 Active

    Show marketing remark (488 chars)

    Truely Amish built 1944' sq feet 2 story home on 6.62 acres with multiple barns, and beautiful views. This property was previously built by and for an Amish family that has moved out of state with no electricity in the home. Larue County water is actually on the property but no bathroom in the house. Multiple outbuildings and barns and tons of potential with this property. Additional acreage can be purchased per the recorded plat. Excellent location to I-65 just off the Sonora exit.

13. 2026-04-02
    listed $109,900 Active

    Show marketing remark (488 chars)

    Truely Amish built 1944' sq feet 2 story home on 6.62 acres with multiple barns, and beautiful views. This property was previously built by and for an Amish family that has moved out of state with no electricity in the home. Larue County water is actually on the property but no bathroom in the house. Multiple outbuildings and barns and tons of potential with this property. Additional acreage can be purchased per the recorded plat. Excellent location to I-65 just off the Sonora exit.

14. 2026-04-02
    listed $144,900 Active

    Show marketing remark (488 chars)

    Truely Amish built 1944' sq feet 2 story home on 6.62 acres with multiple barns, and beautiful views. This property was previously built by and for an Amish family that has moved out of state with no electricity in the home. Larue County water is actually on the property but no bathroom in the house. Multiple outbuildings and barns and tons of potential with this property. Additional acreage can be purchased per the recorded plat. Excellent location to I-65 just off the Sonora exit.

15. 2026-04-02
    listed $109,900 Active

    Show marketing remark (488 chars)

    Truely Amish built 1944' sq feet 2 story home on 6.62 acres with multiple barns, and beautiful views. This property was previously built by and for an Amish family that has moved out of state with no electricity in the home. Larue County water is actually on the property but no bathroom in the house. Multiple outbuildings and barns and tons of potential with this property. Additional acreage can be purchased per the recorded plat. Excellent location to I-65 just off the Sonora exit.

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 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: $0
• − Mortgage interest: −$7,126
• − Property taxes: −$1,908
• − Insurance: −$636
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$3,701
• Taxable loss: −$13,371
• Est. tax savings @ 24.0%: +$3,209
• After-tax cash flow: $-7,341/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the roof, exterior, flooring, interior walls, HVAC systems, and landscaping.

Repairs flagged

• Major roof — Significant weathering and possible rust
• Major exterior siding — Weathered and possibly peeling
• Major flooring — Worn and uneven
• Major interior walls/paint — Chipped and uneven
• Major HVAC/mechanicals — No visible systems
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value
• Both Replace flooring — Improves living space and property value
• Both Paint interior walls — Enhances interior appearance and property value
• Both Install HVAC systems — Improves comfort and property value
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant weathering and possible rust	Major	$15,000–50,000
exterior siding · Weathered and possibly peeling	Major	$15,000–50,000
flooring · Worn and uneven	Major	$15,000–50,000
interior walls/paint · Chipped and uneven	Major	$15,000–50,000
HVAC/mechanicals · No visible systems	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Replace flooring — Improves living space and property value ↑
• Both Paint interior walls — Enhances interior appearance and property value ↑
• Both Install HVAC systems — Improves comfort and property value ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-35.0% since first listed

14 events — show timeline

• 2026-05-07 Pending — Metro Search MLS
• 2026-05-07 Pending — Metro Search MLS
• 2026-04-28 Price Changed $94,165 Metro Search MLS
• 2026-04-28 Price Changed $92,870 Metro Search MLS
• 2026-04-28 Price Changed $121,935 Metro Search MLS
• 2026-04-28 Price Changed $127,215 Metro Search MLS
• 2026-04-28 Price Changed $92,500 Metro Search MLS
• 2026-04-02 Price Changed $144,900 Metro Search MLS
• 2026-04-02 Listed $109,900 Metro Search MLS
• 2026-04-02 Listed $144,900 Metro Search MLS
• 2026-04-02 Listed $109,900 Metro Search MLS
• 2026-04-02 Listed $109,900 Metro Search MLS
• 2026-04-02 Listed $199,900 Metro Search MLS
• 2026-04-02 Listed $144,950 Metro Search MLS