1008 Old Sonora Rd · Sonora, KY 42776

$249,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 28 Days on market

Built 2007 0.69 ac lot Est $252k · at est.

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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 +21.4/30.0
• ARV discount +7.9/15.0
• DSCR +6.8/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• 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

Attention all investors and home flippers!! This nice ranch home, built in 2007, has 3 bedrooms, 2 bathrooms and a 2 car garage! Home was damaged by water and needs rehab. Home is being sold as-is, schedule a showing now to get started on your next project!

Key facts

• Custom cabinetry
• New appliances
• Updated fixtures

Tags

• NEW HVAC SYSTEM
• CUSTOM CABINETRY
• NEW APPLIANCES
• UPDATED FIXTURES
• NEW GARAGE DOOR SYSTEM
• BRAND-NEW VINYL SIDING

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Range; Oven; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (3.4% below list).
• Recommended offer: $241k (3.4% below list) — sets the bar for 1% rule.

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 $1k of equity ($2k loan paydown + $-231 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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago 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.
• Current owner paid $78k; list at $250k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood 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 $241,283 (3.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $251,952
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Allison Dr	0.64mi	3/2.0	1,400 (+1%)	4mo	$238,000	$170	66
882 Sonora Nolin Rd	0.29mi	3/2.0	1,283 (-8%)	22mo	$232,500	$181	54

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: 4.6%
• Equity multiple: 1.22×
• Total profit: $15,136
• Equity at exit: $71,411

10-year hold

• IRR: 9.9%
• Equity multiple: 2.07×
• Total profit: $74,820
• Equity at exit: $84,925

Cash invested: $69,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,413 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $371

Break-even live

Break-even rent $1,944

Max offer price $249,900

Occupancy floor 80%

Sensitivity live

Price	-10% $512	-5% $441	+0% $371	+5% $300	+10% $229
Rent	-10% $180	-5% $275	+0% $371	+5% $466	+10% $561
Rate	-1.0pp $497	-0.5pp $434	base $371	+0.5pp $306	+1.0pp $240

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-17
   status $249,900 Pending 28 DOM
2. 2026-06-16
   days on market $249,900 Active 28 DOM
3. 2026-06-15
   days on market $249,900 Active 27 DOM
4. 2026-06-14
   days on market $249,900 Active 25 DOM
5. 2026-06-13
   days on market $249,900 Active 24 DOM
6. 2026-06-10
   days on market $249,900 Active 22 DOM
7. 2026-06-09
   days on market $249,900 Active 21 DOM
8. 2026-06-08
   days on market $249,900 Active 20 DOM
9. 2026-06-07
   days on market $249,900 Active 19 DOM
10. 2026-06-03
    days on market $249,900 Active 15 DOM
11. 2026-06-02
    days on market $249,900 Active 14 DOM
12. 2026-06-01
    days on market $249,900 Active 13 DOM
13. 2026-05-31
    days on market $249,900 Active 12 DOM
14. 2026-05-30
    days on market $249,900 Active 11 DOM
15. 2026-05-19
    listed $249,900 Active
16. 2025-08-15
    soldstatus $78,000 Closed 257-char remark

    Show marketing remark (257 chars)

    Attention all investors and home flippers!! This nice ranch home, built in 2007, has 3 bedrooms, 2 bathrooms and a 2 car garage! Home was damaged by water and needs rehab. Home is being sold as-is, schedule a showing now to get started on your next project!

17. 2025-08-01
    status Pending 257-char remark

    Show marketing remark (257 chars)

    Attention all investors and home flippers!! This nice ranch home, built in 2007, has 3 bedrooms, 2 bathrooms and a 2 car garage! Home was damaged by water and needs rehab. Home is being sold as-is, schedule a showing now to get started on your next project!

18. 2025-07-18
    price $95,000 257-char remark

    Show marketing remark (257 chars)

    Attention all investors and home flippers!! This nice ranch home, built in 2007, has 3 bedrooms, 2 bathrooms and a 2 car garage! Home was damaged by water and needs rehab. Home is being sold as-is, schedule a showing now to get started on your next project!

19. 2025-07-01
    listed $105,000 Active 257-char remark

    Show marketing remark (257 chars)

    Attention all investors and home flippers!! This nice ranch home, built in 2007, has 3 bedrooms, 2 bathrooms and a 2 car garage! Home was damaged by water and needs rehab. Home is being sold as-is, schedule a showing now to get started on your next project!

20. 2016-04-20
    soldstatus $102,400
21. 2016-04-11
    soldstatus $102,400 353-char remark

    Show marketing remark (353 chars)

    3 bedroom 2 full bath ranch home. Home features new kitchen cabinets, new counter tops, sinks, bathroom vanities, new laminate flooring, ceramic tile, fresh paint, new carpet to be installed within 2 weeks, new central heat/ air, new hot water heater, 2 car attached garage, covered front porch and back deck. located in country surrounded by farm land.

22. 2015-10-06
    listed $104,900 353-char remark

    Show marketing remark (353 chars)

    3 bedroom 2 full bath ranch home. Home features new kitchen cabinets, new counter tops, sinks, bathroom vanities, new laminate flooring, ceramic tile, fresh paint, new carpet to be installed within 2 weeks, new central heat/ air, new hot water heater, 2 car attached garage, covered front porch and back deck. located in country surrounded by farm land.

23. 2014-12-12
    soldstatus $34,000
24. 2014-12-12
    soldstatus $34,000
25. 2014-08-29
    listed $40,000
26. 2014-08-29
    listed $40,000
27. 2009-11-18
    soldstatus $100,000

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $2,149 · $179/mo
• Expected delta: +$700/yr (+$58/mo · 48.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $28,954
• − Mortgage interest: −$13,998
• − Property taxes: −$1,449
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$7,270
• Taxable income: $354
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $4,364/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

+149.9% since first listed

13 events — show timeline

• 2026-05-19 Listed $249,900 HKARMLS
• 2025-08-15 Sold (MLS) $78,000 HKARMLS
• 2025-08-01 Pending — HKARMLS
• 2025-07-18 Price Changed $95,000 HKARMLS
• 2025-07-01 Listed $105,000 HKARMLS
• 2016-04-20 Sold (Public Records) $102,400 Public Records
• 2016-04-11 Sold (MLS) $102,400 HKARMLS
• 2015-10-06 Listed $104,900 HKARMLS
• 2014-12-12 Sold (MLS) $34,000 HKARMLS
• 2014-12-12 Sold (MLS) $34,000 Metro Search MLS
• 2014-08-29 Listed $40,000 HKARMLS
• 2014-08-29 Listed $40,000 Metro Search MLS
• 2009-11-18 Sold (Public Records) $100,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,449 · +0.6% YoY. Source: county tax records.