2317 Tobacco Rd · Glasgow, KY 42141

$99,900

3 bd · 1.0 ba · 1,259 sqft · SingleFamily public records · 22 Days on market

Built 1949 2.00 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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful country setting w/ 3 bedrooms, 1 bath. 2 acres w/ mature Magnolia, Peach, Dogwood, & Kentucky Coffee trees. Large metal storage building

Key facts

• 2 acres of land
• 2 acre lot
• Built 1949

Tags

• 2 ACRES OF LAND

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Metal roof; Storage sheds on the property; Approximately 2 acres

Interior

• Kitchen: Electric water heater
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump and electric heating; Window air conditioning units
• Interior features: Eat-in kitchen; Wood-burning fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.3% 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: Austin Tracy Elementary School (math 22% / reading 32%, grade F, #434 of 676 statewide, top 69%, 336 students, 61% 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: 293 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 $691 of loan paydown is wiped out by about $3k 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 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $81k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 7.1

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-278
• Equity at exit: $14,895

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $20,267
• Equity at exit: $8,638

Cash invested: $27,972 (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 42141

• Home prices YoY: -20.6%
• Active inventory: 293
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $250

Break-even live

Break-even rent $853

Max offer price $99,900

Occupancy floor 74%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $99,900 Active 22 DOM
2. 2026-06-17
   days on market $99,900 Active 21 DOM
3. 2026-06-16
   days on market $99,900 Active 20 DOM
4. 2026-06-15
   days on market $99,900 Active 19 DOM
5. 2026-06-13
   days on market $99,900 Active 17 DOM
6. 2026-06-12
   days on market $99,900 Active 16 DOM
7. 2026-06-09
   days on market $99,900 Active 13 DOM
8. 2026-06-08
   days on market $99,900 Active 12 DOM
9. 2026-06-07
   days on market $99,900 Active 11 DOM
10. 2026-06-07
    days on market $99,900 Active 10 DOM
11. 2026-06-04
    days on market $99,900 Active 7 DOM
12. 2026-06-02
    days on market $99,900 Active 6 DOM
13. 2026-06-01
    days on market $99,900 Active 5 DOM
14. 2026-05-31
    days on market $99,900 Active 4 DOM
15. 2026-05-31
    days on market $99,900 Active 3 DOM
16. 2026-05-27
    listed $99,900 Active
17. 2017-10-11
    soldstatus $81,000
18. 2017-10-10
    soldstatus $81,000 151-char remark

    Show marketing remark (154 chars)

    Beautiful country setting with 3 bedrooms and 1 bath. 2 acres with mature Magnolia, Peach and Kentucky Coffee Trees. Large metal storage building as well.

19. 2017-10-10
    soldstatus $81,000 154-char remark

    Show marketing remark (154 chars)

    Beautiful country setting with 3 bedrooms and 1 bath. 2 acres with mature Magnolia, Peach and Kentucky Coffee Trees. Large metal storage building as well.

20. 2017-07-03
    listed $79,000 151-char remark

    Show marketing remark (151 chars)

    Beautiful country setting w/ 3 bedrooms, 1 bath. 2 acres w/ mature Magnolia, Peach, Dogwood, & Kentucky Coffee trees. Large metal storage building

21. 2017-06-27
    listed $79,000 154-char remark

    Show marketing remark (154 chars)

    Beautiful country setting with 3 bedrooms and 1 bath. 2 acres with mature Magnolia, Peach and Kentucky Coffee Trees. Large metal storage building as well.

22. 2013-08-28
    soldstatus $72,000
23. 2003-01-09
    soldstatus $62,000
24. 1999-03-31
    soldstatus $52,000

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $1,305 · $109/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $14,034
• − Mortgage interest: −$5,596
• − Property taxes: −$1,305
• − Insurance: −$500
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,906
• Taxable income: $1,482
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,640/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

+92.1% since first listed

9 events — show timeline

• 2026-05-27 Listed $99,900 SCKMLSKY
• 2017-10-11 Sold (Public Records) $81,000 Public Records
• 2017-10-10 Sold (MLS) $81,000 RASKMLS
• 2017-10-10 Sold (MLS) $81,000 SCKMLSKY
• 2017-07-03 Listed $79,000 SCKMLSKY
• 2017-06-27 Listed $79,000 RASKMLS
• 2013-08-28 Sold (Public Records) $72,000 Public Records
• 2003-01-09 Sold (Public Records) $62,000 Public Records
• 1999-03-31 Sold (Public Records) $52,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,305 · +49.6% YoY. Source: county tax records.