212 Broadway St · Somerset, KY 42501

$129,900

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 94 Days on market

Built 1970 5,227 sqft lot $153/sqft · 13% below area Est $149k · 13% under

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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).

• ARV discount +13.3/15.0
• Cash flow +10.9/30.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover affordable downtown living in this cozy 3-bedroom, 1-bath home offering 850 sq. ft. of comfortable, efficient space. Located in the heart of Somerset, this property provides quick access to local shops, restaurants, parks, and community events-perfect for anyone wanting convenience and walkability. Inside, you'll find a practical layout with inviting living spaces, a functional kitchen, and three well-sized bedrooms. Outside, the low-maintenance lot offers room for relaxing, gardening, or outdoor activities. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property offers great value and location

Key facts

• Functional kitchen
• Low maintenance lot
• Room for relaxing

Tags

• QUICK ACCESS TO LOCAL SHOPS
• FUNCTIONAL KITCHEN
• LOW MAINTENANCE LOT
• ROOM FOR RELAXING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-57 ($-682/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (18.1% below list).
• Recommended offer: $106k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.1% in Somerset — 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 67/100 on livability (#208 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+, crime B; Watch: amenities F, commute F, employment F.
• Somerset Independent (town): math 36% / reading 44% proficiency, ranked #42 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hopkins Elementary School (math 48% / reading 48%, grade D, #115 of 676 statewide, top 17%, 650 students, 71% FRL); Meece Middle School (math 31% / reading 44%, grade F, #73 of 217 statewide, top 36%, 444 students, 67% FRL); Somerset High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 521 students, 54% FRL).
• Market conditions: 191 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $106,439 (18.1% 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 94 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $149,157
• List price: $129,900
• Delta: -12.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Griffin Ave	0.21mi	2/1.0	896 (+5%)	2mo	$140,000	$156	80
101 Early Ave	0.33mi	2/1.0	918 (+8%)	8mo	$155,000	$169	65
105 Summitt Ave	0.51mi	2/1.0	823 (-3%)	9mo	$131,000	$159	64
108 Adams St	0.39mi	2/1.0	950 (+12%)	1mo	$104,000	$109	62
345 Race St	0.22mi	2/1.0	960 (+13%)	19mo	$150,700	$157	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-24,654
• Equity at exit: $19,369

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-26,064
• Equity at exit: $11,231

Cash invested: $36,372 (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 42501

• Home prices YoY: -19.8%
• Active inventory: 191
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,064 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-57

Break-even live

Break-even rent $1,136

Max offer price $121,675

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-12	+0% $-57	+5% $-102	+10% $-147
Rent	-10% $-141	-5% $-99	+0% $-57	+5% $-15	+10% $27
Rate	-1.0pp $9	-0.5pp $-24	base $-57	+0.5pp $-91	+1.0pp $-125

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Beecher St Unit A Somerset, KY	2.0	1.0	1000	$1,200	$1.20	45d	1	0.45mi
709 W Columbia St Somerset, KY	2.0	1.0	1000	$1,000	$1.00	45d	1	0.80mi
50 Driftwood Cir Apt 2 Somerset, KY	2.0	1.0	921	$900	$0.98	45d	1	1.10mi
46 Sandalwood Way Somerset, KY	2.0	1.0	800	$900	$1.12	45d	1	1.11mi
33 Driftwood Cir Apt 1 Somerset, KY	2.0	1.0	986	$900	$0.91	45d	1	1.13mi
19 Driftwood Cir Unit 2 Somerset, KY	2.0	1.0	986	$900	$0.91	45d	1	1.13mi
71 Driftwood Cir Apt 2 Somerset, KY	2.0	1.0	921	$900	$0.98	45d	1	1.13mi
112 Todd St Unit 2 Somerset, KY	2.0	1.0	1100	$1,200	$1.09	45d	1	1.15mi
112 Todd St Unit 4 Somerset, KY	2.0	1.0	1100	$1,500	$1.36	45d	1	1.15mi
107 Losey St Unit 2 Somerset, KY	2.0	1.0	1100	$1,200	$1.09	45d	1	1.16mi

Listing history 29 events

1. 2026-06-22
   days on market $129,900 Active 94 DOM
2. 2026-06-21
   days on market $129,900 Active 93 DOM
3. 2026-06-21
   days on market $129,900 Active 92 DOM
4. 2026-06-18
   days on market $129,900 Active 90 DOM
5. 2026-06-17
   days on market $129,900 Active 89 DOM
6. 2026-06-16
   days on market $129,900 Active 88 DOM
7. 2026-06-15
   days on market $129,900 Active 87 DOM
8. 2026-06-13
   days on market $129,900 Active 85 DOM
9. 2026-06-12
   days on market $129,900 Active 84 DOM
10. 2026-06-09
    days on market $129,900 Active 81 DOM
11. 2026-06-08
    days on market $129,900 Active 80 DOM
12. 2026-06-07
    days on market $129,900 Active 79 DOM
13. 2026-06-07
    days on market $129,900 Active 78 DOM
14. 2026-06-04
    days on market $129,900 Active 75 DOM
15. 2026-06-02
    days on market $129,900 Active 74 DOM
16. 2026-06-01
    days on market $129,900 Active 73 DOM
17. 2026-05-31
    days on market $129,900 Active 72 DOM
18. 2026-05-31
    days on market $129,900 Active 71 DOM
19. 2026-04-26
    price $129,900 657-char remark

    Show marketing remark (657 chars)

    Discover affordable downtown living in this cozy 3-bedroom, 1-bath home offering 850 sq. ft. of comfortable, efficient space. Located in the heart of Somerset, this property provides quick access to local shops, restaurants, parks, and community events-perfect for anyone wanting convenience and walkability. Inside, you'll find a practical layout with inviting living spaces, a functional kitchen, and three well-sized bedrooms. Outside, the low-maintenance lot offers room for relaxing, gardening, or outdoor activities. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property offers great value and location

20. 2026-03-09
    status Active 657-char remark

    Show marketing remark (657 chars)

    Discover affordable downtown living in this cozy 3-bedroom, 1-bath home offering 850 sq. ft. of comfortable, efficient space. Located in the heart of Somerset, this property provides quick access to local shops, restaurants, parks, and community events-perfect for anyone wanting convenience and walkability. Inside, you'll find a practical layout with inviting living spaces, a functional kitchen, and three well-sized bedrooms. Outside, the low-maintenance lot offers room for relaxing, gardening, or outdoor activities. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property offers great value and location

21. 2026-02-24
    historical Contingent 657-char remark

    Show marketing remark (657 chars)

    Discover affordable downtown living in this cozy 3-bedroom, 1-bath home offering 850 sq. ft. of comfortable, efficient space. Located in the heart of Somerset, this property provides quick access to local shops, restaurants, parks, and community events-perfect for anyone wanting convenience and walkability. Inside, you'll find a practical layout with inviting living spaces, a functional kitchen, and three well-sized bedrooms. Outside, the low-maintenance lot offers room for relaxing, gardening, or outdoor activities. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property offers great value and location

22. 2026-01-25
    price $134,900 657-char remark

    Show marketing remark (657 chars)

    Discover affordable downtown living in this cozy 3-bedroom, 1-bath home offering 850 sq. ft. of comfortable, efficient space. Located in the heart of Somerset, this property provides quick access to local shops, restaurants, parks, and community events-perfect for anyone wanting convenience and walkability. Inside, you'll find a practical layout with inviting living spaces, a functional kitchen, and three well-sized bedrooms. Outside, the low-maintenance lot offers room for relaxing, gardening, or outdoor activities. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property offers great value and location

23. 2025-11-21
    listed $139,900 Active 657-char remark

    Show marketing remark (657 chars)

    Discover affordable downtown living in this cozy 3-bedroom, 1-bath home offering 850 sq. ft. of comfortable, efficient space. Located in the heart of Somerset, this property provides quick access to local shops, restaurants, parks, and community events-perfect for anyone wanting convenience and walkability. Inside, you'll find a practical layout with inviting living spaces, a functional kitchen, and three well-sized bedrooms. Outside, the low-maintenance lot offers room for relaxing, gardening, or outdoor activities. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property offers great value and location

24. 2021-09-03
    soldstatus $96,000
25. 2021-08-27
    soldstatus $96,000 109-char remark

    Show marketing remark (109 chars)

    Cute remodeled home located in the city. Move in ready at closing. Includes new stainless kitchen appliances.

26. 2021-07-27
    historical
27. 2021-03-27
    listed $94,900 109-char remark

    Show marketing remark (109 chars)

    Cute remodeled home located in the city. Move in ready at closing. Includes new stainless kitchen appliances.

28. 2021-03-27
    listed $94,900

    Show marketing remark (109 chars)

    Cute remodeled home located in the city. Move in ready at closing. Includes new stainless kitchen appliances.

29. 2017-06-15
    soldstatus $22,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,773
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,779
• Taxable loss: −$2,924
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $20/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: Somerset Independent
• NCES district ID: 2105430
• Math proficiency: 36% ▼ -17.00%
• Reading proficiency: 44% ▼ -18.00%
• Median HH income: $28,554
• Composite: 32.42/100
• National rank: #5727
• State rank: #42 of 165 in KY

Livability — Somerset

• Score: 67/100
• State rank: #208
• US rank: #10207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerset, KY
• Population (ZIP): 17,441

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.04%
• Current HPI: 284.0445
• 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

+490.5% since first listed

11 events — show timeline

• 2026-04-26 Price Changed $129,900 ImagineMLS
• 2026-03-09 Relisted — ImagineMLS
• 2026-02-24 Contingent — ImagineMLS
• 2026-01-25 Price Changed $134,900 ImagineMLS
• 2025-11-21 Listed $139,900 ImagineMLS
• 2021-09-03 Sold (Public Records) $96,000 Public Records
• 2021-08-27 Sold (MLS) $96,000 ImagineMLS
• 2021-07-27 Listing Removed — ImagineMLS
• 2021-03-27 Listed $94,900 ImagineMLS
• 2021-03-27 Listed $94,900 ImagineMLS
• 2017-06-15 Sold (Public Records) $22,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $235 · -2.7% YoY. Source: county tax records.