1800 Lick Branch Rd · Glasgow, KY 42141

$175,000

5 bd · 3.0 ba · 3,445 sqft · SingleFamily · 133 Days on market

Built 1800 0.81 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious farmhouse with 5 bedrooms and 3 bathrooms with over 3400 sq. ft. sitting on almost an acre. Located in a rural area but only minutes from Glasgow. This home would be ideal for a large family. Electrical, plumbing and cosmetic repairs are being done. New water heater will be installed. Property has a metal storage shed and a storm shelter/cellar.

Key facts

• Storm shelter
• Metal storage shed
• Hardwood floors

Tags

• HARDWOOD FLOORS
• METAL STORAGE SHED
• STORM SHELTER

Property features AI

Exterior

• Parking: Parking information not provided
• Security: Security information not provided
• Utilities: Septic tank
• Home design: Single family residence; Residential property
• Construction: Frame construction; Vinyl siding; Metal roof
• Exterior features: Garden; Deck; Storage structure

Interior

• Kitchen: Microwave
• Bedrooms: Bedrooms information not provided
• Flooring: Hardwood; Laminate
• Bathrooms: 3 full bathrooms; 2 bathrooms on the main level
• Heating & cooling: Has cooling; Ceiling fan(s)
• Interior features: Ceiling fan(s); Garden view
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $143k (18.2% below list).
• Recommended offer: $143k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.4% in Glasgow — 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 76/100 on livability (#92 in KY, #3,738 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Barren County (rural): math 31% / reading 42% proficiency, ranked #52 of 165 in KY (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastern Elementary School (math 37% / reading 37%, grade F, #255 of 676 statewide, top 42%, 349 students, 62% FRL); Barren County Middle School (math 25% / reading 42%, grade F, #105 of 217 statewide, top 51%, 652 students, 53% FRL); Barren County High School (math 27% / reading 41%, grade F, #89 of 254 statewide, top 36%, 1,389 students, 50% FRL).
• Market conditions: 298 active listings in the ZIP; 283 units permitted in Barren County in 2024 (64 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Barren County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $133k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,226 (18.2% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-22,286
• Equity at exit: $26,093

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-11,825
• Equity at exit: $15,131

Cash invested: $49,000 (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 42141

• Home prices YoY: -20.6%
• Active inventory: 298
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $97

Break-even live

Break-even rent $1,310

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $196	-5% $146	+0% $97	+5% $47	+10% $-2
Rent	-10% $-16	-5% $40	+0% $97	+5% $153	+10% $210
Rate	-1.0pp $185	-0.5pp $141	base $97	+0.5pp $51	+1.0pp $5

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $175,000 Active 133 DOM
2. 2026-06-21
   days on market $175,000 Active 132 DOM
3. 2026-06-21
   days on market $175,000 Active 131 DOM
4. 2026-06-18
   days on market $175,000 Active 129 DOM
5. 2026-06-17
   days on market $175,000 Active 128 DOM
6. 2026-06-16
   days on market $175,000 Active 127 DOM
7. 2026-06-15
   days on market $175,000 Active 126 DOM
8. 2026-06-13
   days on market $175,000 Active 124 DOM
9. 2026-06-12
   days on market $175,000 Active 123 DOM
10. 2026-06-09
    days on market $175,000 Active 120 DOM
11. 2026-06-08
    days on market $175,000 Active 119 DOM
12. 2026-06-07
    days on market $175,000 Active 118 DOM
13. 2026-06-07
    statusdays on market $175,000 Active 117 DOM
14. 2026-06-04
    days on market $175,000 Active Under Contract 114 DOM
15. 2026-06-02
    days on market $175,000 Active Under Contract 113 DOM
16. 2026-06-01
    days on market $175,000 Active Under Contract 112 DOM
17. 2026-05-31
    days on market $175,000 Active Under Contract 111 DOM
18. 2026-05-31
    days on market $175,000 Active Under Contract 110 DOM
19. 2026-04-21
    historical Active Under Contract
20. 2026-04-03
    price $175,000
21. 2026-02-09
    listed $150,000 Active
22. 2019-10-26
    listed $249,000
23. 2019-10-26
    listed $249,000
24. 2019-10-26
    listed $249,000
25. 2016-04-15
    soldstatus $133,000
26. 2013-09-23
    soldstatus $90,000

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$975/yr (+$81/mo · 183.9%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,187
• − Mortgage interest: −$9,803
• − Property taxes: −$530
• − Insurance: −$875
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$5,091
• Taxable loss: −$1,861
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,607/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: Barren County
• NCES district ID: 2100300
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 42% ▼ -18.00%
• Median HH income: $45,000
• Composite: 31.08/100
• National rank: #6077
• State rank: #52 of 165 in KY

Livability — Glasgow

• Score: 76/100
• State rank: #92
• US rank: #3738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 32,133

Population outlook (Barren County) Hauer SSP2

• Today (2025): 46,858 people
• By 2030: 48,311 · +3.1%
• By 2040: 50,931 · +8.7%
• By 2050: 52,820 · +12.7%
• By 2075: 56,499 · +20.6%
• By 2100: 55,831 · +19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Barren

• 2024 margin: Solid R (+52.8) · D 23.1% · R 75.9% · Other 1.1%
• 2008→2024 swing: -18.9pp toward R · 2008: -33.9pp · 2024: -52.8pp
• All cycles: 2024: R+52.8 2020: R+47.5 2016: R+49.9 2012: R+33.3 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.48%
• Current HPI: 278.8778
• 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

+94.4% since first listed

8 events — show timeline

• 2026-04-21 Contingent — SCKMLSKY
• 2026-04-03 Price Changed $175,000 SCKMLSKY
• 2026-02-09 Listed $150,000 SCKMLSKY
• 2019-10-26 Listed $249,000 RASKMLS
• 2019-10-26 Listed $249,000 SCKMLSKY
• 2019-10-26 Listed $249,000 SCKMLSKY
• 2016-04-15 Sold (Public Records) $133,000 Public Records
• 2013-09-23 Sold (Public Records) $90,000 Public Records