607 E Main St · Glasgow, KY 42141

$61,500

4 bd · 1.0 ba · 1,770 sqft · SingleFamily public records · 145 Days on market

Built 1974 0.44 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.44 acre lot
• Built 1974
• Listed 145 days

Property features AI

Finance

• Other: Workshop on the property; Lot approximately 0.44 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Metal roof; Built on a basement
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator; Gas water heater
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Natural gas
• Interior features: Storm windows; Wood-burning fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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.
• Glasgow Independent (town): math 32% / reading 40% proficiency, ranked #69 of 165 in KY (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland Elementary School (math 35% / reading 37%, grade F, #287 of 676 statewide, top 43%, 740 students, 63% FRL); Glasgow Middle School (math 29% / reading 43%, grade F, #91 of 217 statewide, top 43%, 539 students, 61% FRL); Glasgow High School (math 42% / reading 47%, grade F, #21 of 254 statewide, top 10%, 589 students, 53% FRL).
• Market conditions: 298 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $425 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $54,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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.
6. 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.
7. 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: 2.11% ✓
• Cap rate: 17.24%
• Cash-on-cash: 39.11%
• DSCR: 2.74
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $155,760
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 E Washington St	0.28mi	3/2.5 (-1)	1,644 (-7%)	5mo	$90,000	$55	60
300 S Franklin St	0.23mi	3/2.0 (-1)	1,575 (-11%)	3mo	$130,000	$83	59
303 Temple Trace Rd	0.53mi	4/2.5	1,864 (+5%)	2mo	$240,000	$129	58
311 E Front St	0.33mi	3/1.0 (-1)	1,661 (-6%)	14mo	$145,000	$87	58
132 Harwood St	0.36mi	3/2.0 (-1)	1,662 (-6%)	10mo	$153,500	$92	56
802 N Green St	0.73mi	3/2.0 (-1)	1,740 (-2%)	1mo	$183,000	$105	53
211 W College St	0.63mi	3/1.5 (-1)	1,843 (+4%)	12mo	$105,000	$57	47
403 E College St	0.32mi	3/1.0 (-1)	1,568 (-11%)	20mo	$90,000	$57	44
417 N Green St	0.55mi	3/1.0 (-1)	1,511 (-15%)	6mo	$176,000	$116	40
438 N Green St	0.58mi	3/2.0 (-1)	1,567 (-12%)	13mo	$219,000	$140	34
1016 Woodlawn St	0.63mi	3/2.0 (-1)	1,540 (-13%)	10mo	$135,000	$88	32

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: 35.4%
• Equity multiple: 2.50×
• Total profit: $25,821
• Equity at exit: $9,170

10-year hold

• IRR: 42.1%
• Equity multiple: 4.99×
• Total profit: $68,689
• Equity at exit: $5,317

Cash invested: $17,220 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$323
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $561

Break-even live

Break-even rent $590

Max offer price $61,500

Occupancy floor 52%

Sensitivity live

Price	-10% $596	-5% $579	+0% $561	+5% $544	+10% $526
Rent	-10% $458	-5% $510	+0% $561	+5% $613	+10% $664
Rate	-1.0pp $592	-0.5pp $577	base $561	+0.5pp $545	+1.0pp $529

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: $15,375
• Closing costs: $1,845
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 New Salem Rd Unit Main House Glasgow, KY	4.0	2.0	1300	$1,300	$1.00	45d	1	0.73mi

Listing history 24 events

1. 2026-06-21
   days on market $61,500 Active 145 DOM
2. 2026-06-21
   days on market $61,500 Active 144 DOM
3. 2026-06-18
   status $61,500 Active 142 DOM
4. 2026-06-18
   days on market $61,500 Active Under Contract 142 DOM
5. 2026-06-17
   days on market $61,500 Active Under Contract 141 DOM
6. 2026-06-16
   days on market $61,500 Active Under Contract 140 DOM
7. 2026-06-15
   days on market $61,500 Active Under Contract 139 DOM
8. 2026-06-13
   days on market $61,500 Active Under Contract 137 DOM
9. 2026-06-12
   statusdays on market $61,500 Active Under Contract 136 DOM
10. 2026-06-09
    days on market $61,500 Active 133 DOM
11. 2026-06-09
    price $61,500 Active 132 DOM
12. 2026-06-08
    days on market $72,500 Active 132 DOM
13. 2026-06-07
    days on market $72,500 Active 131 DOM
14. 2026-06-07
    days on market $72,500 Active 130 DOM
15. 2026-06-04
    days on market $72,500 Active 127 DOM
16. 2026-06-02
    days on market $72,500 Active 126 DOM
17. 2026-06-01
    days on market $72,500 Active 125 DOM
18. 2026-05-31
    days on market $72,500 Active 124 DOM
19. 2026-05-31
    days on market $72,500 Active 123 DOM
20. 2026-04-30
    price $72,500
21. 2026-03-30
    price $85,000
22. 2026-03-05
    price $100,000
23. 2026-01-27
    listed $125,000 Active
24. 2026-01-06
    soldstatus $64,500

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,412 · $118/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,600
• − Mortgage interest: −$3,445
• − Property taxes: −$1,412
• − Insurance: −$308
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,789
• Taxable income: $6,150
• Est. tax owed @ 24.0%: −$1,476
• After-tax cash flow: $5,258/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: Glasgow Independent
• NCES district ID: 2102220
• Math proficiency: 32% ▼ -21.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $27,729
• Composite: 29.02/100
• National rank: #6610
• State rank: #69 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

• Census place: Glasgow, KY
• 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

+12.4% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $72,500 RASKMLS
• 2026-03-30 Price Changed $85,000 RASKMLS
• 2026-03-05 Price Changed $100,000 RASKMLS
• 2026-01-27 Listed $125,000 RASKMLS
• 2026-01-06 Sold (Public Records) $64,500 Public Records

Property tax history

+13.6%/yr

Latest (2025): $1,412 · +92.7% YoY. Source: county tax records.