124 Sage Ln · Hardin, KY 42025

$199,900

1 bd · 1.0 ba · 832 sqft · Other public records · 35 Days on market

Built 1945 0.42 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 +12.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Super cute and completely updated Lake area home! House has a beautiful view of the lake, completely updated interior all the charm of a lake area home. Interior updates include: 200 amp electric service, stained glass windows, new wood walls and ceilings, updated kitchen and bath (Redone by Re-Bath) new windows and new flooring. Exterior updates include: Metal roof, screened rear porch, enclosed front sun room, wood deck and two carport with closed sides to protect your car or boat from the weather.

Key facts

• Wooden fencing
• Enclosed back porch
• Firepit

Tags

• LAKE VIEW
• UPDATED FLOORING
• ENCLOSED BACK PORCH
• LARGE YARD
• WOODEN FENCING
• FIREPIT

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story
• Construction: Block and vinyl siding construction; Metal roof; Slab foundation; Built as single family
• Exterior features: Covered, screened deck/patio; Fenced yard; Outbuilding; Level lot; Has view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Cooktop
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan(s)
• Interior features: Eat-in kitchen; Covered, screened deck/patio
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $-45 ($-535/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (25.9% below list).
• Recommended offer: $148k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#476 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Marshall County (rural): math 29% / reading 38% proficiency, ranked #73 of 165 in KY (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jonathan Elementary School (math 17% / reading 32%, grade F, #489 of 676 statewide, top 76%, 238 students, 72% FRL); North Marshall Middle School (math 31% / reading 44%, grade F, #73 of 217 statewide, top 36%, 497 students, 45% FRL) — zoned schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 178 active listings in the ZIP; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Marshall County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $101k; list at $200k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $148,153 (25.9% 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 35 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 11.2

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: 23.6%
• Equity multiple: 2.89×
• Total profit: $105,951
• Equity at exit: $180,086

10-year hold

• IRR: 21.0%
• Equity multiple: 6.61×
• Total profit: $314,082
• Equity at exit: $388,362

Cash invested: $55,972 (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 42025

• Home prices YoY: 7.1%
• Active inventory: 178
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-45

Break-even live

Break-even rent $1,538

Max offer price $192,023

Occupancy floor 98%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $199,900 Active 35 DOM
2. 2026-06-18
   days on market $199,900 Active 34 DOM
3. 2026-06-17
   days on market $199,900 Active 33 DOM
4. 2026-06-16
   days on market $199,900 Active 32 DOM
5. 2026-06-15
   days on market $199,900 Active 31 DOM
6. 2026-06-14
   days on market $199,900 Active 29 DOM
7. 2026-06-12
   days on market $199,900 Active 28 DOM
8. 2026-06-09
   days on market $199,900 Active 25 DOM
9. 2026-06-08
   days on market $199,900 Active 24 DOM
10. 2026-06-07
    pricedays on market $199,900 Active 23 DOM
11. 2026-06-03
    days on market $208,000 Active 19 DOM
12. 2026-06-02
    days on market $208,000 Active 18 DOM
13. 2026-06-01
    days on market $208,000 Active 17 DOM
14. 2026-05-31
    days on market $208,000 Active 16 DOM
15. 2026-05-30
    days on market $208,000 Active 15 DOM
16. 2026-05-16
    listed $208,000 Active
17. 2021-03-05
    soldstatus $101,000
18. 2021-02-26
    soldstatus $98,000 506-char remark

    Show marketing remark (506 chars)

    Super cute and completely updated Lake area home! House has a beautiful view of the lake, completely updated interior all the charm of a lake area home. Interior updates include: 200 amp electric service, stained glass windows, new wood walls and ceilings, updated kitchen and bath (Redone by Re-Bath) new windows and new flooring. Exterior updates include: Metal roof, screened rear porch, enclosed front sun room, wood deck and two carport with closed sides to protect your car or boat from the weather.

19. 2021-01-22
    listed $99,900 506-char remark

    Show marketing remark (506 chars)

    Super cute and completely updated Lake area home! House has a beautiful view of the lake, completely updated interior all the charm of a lake area home. Interior updates include: 200 amp electric service, stained glass windows, new wood walls and ceilings, updated kitchen and bath (Redone by Re-Bath) new windows and new flooring. Exterior updates include: Metal roof, screened rear porch, enclosed front sun room, wood deck and two carport with closed sides to protect your car or boat from the weather.

20. 2020-02-01
    listed $94,900
21. 2019-07-01
    listed $120,000
22. 2010-09-24
    soldstatus $46,250

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,719 · $143/mo
• Expected delta: +$718/yr (+$60/mo · 71.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $17,778
• − Mortgage interest: −$11,198
• − Property taxes: −$1,001
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$5,815
• Taxable loss: −$4,079
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $444/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: Marshall County
• NCES district ID: 2103810
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $45,324
• Composite: 28.62/100
• National rank: #6710
• State rank: #73 of 165 in KY

Livability — Hardin

• Score: 54/100
• State rank: #476
• US rank: #23849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,238

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,647 people
• By 2030: 30,276 · -1.2%
• By 2040: 29,232 · -4.6%
• By 2050: 27,940 · -8.8%
• By 2075: 25,289 · -17.5%
• By 2100: 21,188 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -32.0pp toward R · 2008: -24.7pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.4 2016: R+51.9 2012: R+34.2 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.11%
• Current HPI: 288.75
• 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

+349.7% since first listed

7 events — show timeline

• 2026-05-16 Listed $208,000 WKRMLS
• 2021-03-05 Sold (Public Records) $101,000 Public Records
• 2021-02-26 Sold (MLS) $98,000 WKRMLS
• 2021-01-22 Listed $99,900 WKRMLS
• 2020-02-01 Listed $94,900 WKRMLS
• 2019-07-01 Listed $120,000 WKRMLS
• 2010-09-24 Sold (Public Records) $46,250 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,001 · -1.5% YoY. Source: county tax records.