535 William Cemetery Rd · Clarkson, KY 42726

$1

4 bd · 1.5 ba · 2,095 sqft · SingleFamily · 30 Days on market

Built 1998 2.30 ac lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Selling at auction is an outstanding rural property featuring 36.76+/- acres offered in 4 tracts with a spacious 4 bedroom, 1½ bath home with basement, barns, outbuildings, and personal property. This property offers an excellent opportunity for mini farms, country living, recreational getaway, or investment potential — all conveniently located just minutes from Nolin Lake boat ramps, swimming, fishing, and outdoor recreation. The home features large living areas along with two separate basement areas with multiple entrances, including one basement with a concrete cap overhead providing excellent storm protection and storage potential. Improvements also include a shed with a sh

Key facts

• 36.76 acres
• Two barns
• Multiple entrances

Tags

• 36.76 ACRES
• LARGE POND
• WOODED ACREAGE
• LARGE BARN
• TWO BARNS
• MULTIPLE ENTRANCES

Property features AI

Finance

• Other: Approximately 38 acres
• HOA & community: No association fee

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected
• Home design: Residential ranch/other style; 2 stories; Auction property
• Construction: Built in 1998; Vinyl siding and brick exterior; Metal roof; Poured concrete foundation
• Exterior features: Wooded lot; Barn(s) on the property

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 4 bedrooms total; Two bedrooms on the first floor; Two bedrooms on the second floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: 9 total rooms; Basement with outside entry; Two 'other' rooms located in the basement
• Laundry & utility: First-floor laundry

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 1229847.9% 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

• At projected returns (10.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $1

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: 129731.00% ✓
• Cap rate: 1229847.88%
• Cash-on-cash: 4392291.38%
• DSCR: 195433.25
• GRM: 0.0

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: —
• Equity multiple: 233195.66×
• Total profit: $65,295
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 503533.71×
• Total profit: $140,989
• Equity at exit: $2

Cash invested: $0 (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

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $1,025

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,025	-5% $1,025	+0% $1,025	+5% $1,025	+10% $1,025
Rent	-10% $922	-5% $974	+0% $1,025	+5% $1,076	+10% $1,127
Rate	-1.0pp $1,025	-0.5pp $1,025	base $1,025	+0.5pp $1,025	+1.0pp $1,025

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $1 Active 30 DOM
2. 2026-06-18
   days on market $1 Active 28 DOM
3. 2026-06-17
   days on market $1 Active 27 DOM
4. 2026-06-16
   days on market $1 Active 26 DOM
5. 2026-06-15
   days on market $1 Active 25 DOM
6. 2026-06-13
   days on market $1 Active 23 DOM
7. 2026-06-12
   days on market $1 Active 22 DOM
8. 2026-06-09
   days on market $1 Active 19 DOM
9. 2026-06-08
   days on market $1 Active 18 DOM
10. 2026-06-07
    days on market $1 Active 17 DOM
11. 2026-06-07
    days on market $1 Active 16 DOM
12. 2026-06-04
    days on market $1 Active 13 DOM
13. 2026-06-02
    days on market $1 Active 12 DOM
14. 2026-06-01
    days on market $1 Active 11 DOM
15. 2026-05-31
    days on market $1 Active 10 DOM
16. 2026-05-31
    days on market $1 Active 9 DOM
17. 2026-05-21
    listed $1 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $15,568
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$0
• Taxable income: $13,077
• Est. tax owed @ 24.0%: −$3,138
• After-tax cash flow: $9,160/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

Property tax history

+5.5%/yr

Latest (2025): $913 · -0.4% YoY. Source: county tax records.