145 N Maple St · Sonora, KY 42776

$95,000

4 bd · 1.5 ba · 1,931 sqft · SingleFamily public records · 46 Days on market

Built 1900 0.79 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Calling all renovators, investors, and visionaries! This spacious 5-bedroom home sits on 0.75 acres with convenient access to I-65. It offers several major mechanical updates, including a 3-year-old HVAC system, 5-year-old metal roof, and a 6-month-old water heater. Select newer windows on the main level and main-floor laundry add functional value. The home will require significant renovation and is being sold as-is, making this a prime opportunity to add sweat and equity and customize it to your dreams!

Key facts

• Main floor laundry
• Newer windows
• 0.79 acre lot

Tags

• 3 YEAR OLD HVAC SYSTEM
• 5 YEAR OLD METAL ROOF
• 6 MONTH OLD WATER HEATER
• NEWER WINDOWS
• MAIN FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $92k (3.0% 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.
• 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.
• 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 $569 of equity ($657 loan paydown + $-88 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.77% ✓
• Cap rate: 24.54%
• Cash-on-cash: 65.17%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $231,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
266 W Western Ave	0.31mi	3/1.0 (-1)	1,804 (-7%)	10mo	$216,000	$120	59

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: 67.0%
• Equity multiple: 4.34×
• Total profit: $88,837
• Equity at exit: $27,147

10-year hold

• IRR: 69.0%
• Equity multiple: 8.82×
• Total profit: $207,932
• Equity at exit: $32,284

Cash invested: $26,600 (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: 3.0×

Monthly cashflow live

• Estimated rent: $2,633 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,444

Break-even live

Break-even rent $805

Max offer price $95,000

Occupancy floor 40%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-20
   soldstatus $95,000
2. 2026-04-03
   soldstatus $95,000 Closed 509-char remark

   Show marketing remark (509 chars)

   Calling all renovators, investors, and visionaries! This spacious 5-bedroom home sits on 0.75 acres with convenient access to I-65. It offers several major mechanical updates, including a 3-year-old HVAC system, 5-year-old metal roof, and a 6-month-old water heater. Select newer windows on the main level and main-floor laundry add functional value. The home will require significant renovation and is being sold as-is, making this a prime opportunity to add sweat and equity and customize it to your dreams!

3. 2026-03-23
   status Pending

   Show marketing remark (509 chars)

   Calling all renovators, investors, and visionaries! This spacious 5-bedroom home sits on 0.75 acres with convenient access to I-65. It offers several major mechanical updates, including a 3-year-old HVAC system, 5-year-old metal roof, and a 6-month-old water heater. Select newer windows on the main level and main-floor laundry add functional value. The home will require significant renovation and is being sold as-is, making this a prime opportunity to add sweat and equity and customize it to your dreams!

4. 2026-03-23
   status Pending 509-char remark

   Show marketing remark (509 chars)

   Calling all renovators, investors, and visionaries! This spacious 5-bedroom home sits on 0.75 acres with convenient access to I-65. It offers several major mechanical updates, including a 3-year-old HVAC system, 5-year-old metal roof, and a 6-month-old water heater. Select newer windows on the main level and main-floor laundry add functional value. The home will require significant renovation and is being sold as-is, making this a prime opportunity to add sweat and equity and customize it to your dreams!

5. 2026-03-13
   price $95,000
6. 2026-03-12
   listed $95,000 Active 509-char remark

   Show marketing remark (509 chars)

   Calling all renovators, investors, and visionaries! This spacious 5-bedroom home sits on 0.75 acres with convenient access to I-65. It offers several major mechanical updates, including a 3-year-old HVAC system, 5-year-old metal roof, and a 6-month-old water heater. Select newer windows on the main level and main-floor laundry add functional value. The home will require significant renovation and is being sold as-is, making this a prime opportunity to add sweat and equity and customize it to your dreams!

7. 2026-03-09
   price $95,000
8. 2026-02-05
   listed $115,000 Active
9. 2022-03-15
   soldstatus $100,000
10. 2016-07-01
    soldstatus $33,000

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $31,596
• − Mortgage interest: −$5,321
• − Property taxes: −$1,174
• − Insurance: −$475
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$2,764
• Taxable income: $16,807
• Est. tax owed @ 24.0%: −$4,034
• After-tax cash flow: $13,300/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

+187.9% since first listed

10 events — show timeline

• 2026-04-20 Sold (Public Records) $95,000 Public Records
• 2026-04-03 Sold (MLS) $95,000 Metro Search MLS
• 2026-03-23 Pending — HKARMLS
• 2026-03-23 Pending — Metro Search MLS
• 2026-03-13 Price Changed $95,000 HKARMLS
• 2026-03-12 Listed $95,000 Metro Search MLS
• 2026-03-09 Price Changed $95,000 Metro Search MLS
• 2026-02-05 Listed $115,000 HKARMLS
• 2022-03-15 Sold (Public Records) $100,000 Public Records
• 2016-07-01 Sold (Public Records) $33,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $1,174 · +0.8% YoY. Source: county tax records.