2177 N North Jackson Hwy · Glasgow, KY 42141

$1,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 5 Days on market

Built 1989 0.39 ac lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Key facts

• 0.39 acre lot
• Built 1989
• Listed 5 days

Property features AI

Finance

• Other: Lot approximately 0.39 acre

Exterior

• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Residential property; Auction property
• Construction: Vinyl siding
• Exterior features: Shingle roof; Smoke detector(s)

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 2 main-level bathrooms; Accessible full bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $1,000 price doesn't fit this home's estimated sale value (~$232,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Cap rate 1118.6% 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: North Jackson Elementary (math 41% / reading 46%, grade F, #162 of 676 statewide, top 24%, 542 students, 47% 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) — zoned schools at 50% FRL track the district average.
• 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 $7 of loan paydown is wiped out by about $30 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 $280 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 118.18% ✓
• Cap rate: 1118.57%
• Cash-on-cash: 3972.41%
• DSCR: 177.75
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $232,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Shetland Hills Rd	0.60mi	3/2.0	1,408 (+1%)	2mo	$263,500	$187	69
102 Meadow Dr	0.59mi	3/2.0	1,445 (+3%)	2mo	$227,000	$157	66
106 Hudson Ln	0.58mi	3/2.5	1,540 (+10%)	8mo	$250,000	$162	48
102 Hudson Ln	0.60mi	3/2.5	1,540 (+10%)	9mo	$240,000	$156	46
220 Homewood Blvd	0.73mi	3/2.0	1,232 (-12%)	0mo	$213,000	$173	45
120 Pebble Dr	0.73mi	3/2.0	1,530 (+9%)	9mo	$260,000	$170	43
540 Lexington Dr	0.62mi	4/2.5 (+1)	1,566 (+12%)	4mo	$240,000	$153	41
100 Hudson Ln	0.62mi	3/2.0	1,553 (+11%)	15mo	$258,000	$166	40

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: —
• Equity multiple: 196.35×
• Total profit: $54,698
• Equity at exit: $149

10-year hold

• IRR: —
• Equity multiple: 423.98×
• Total profit: $118,434
• Equity at exit: $86

Cash invested: $280 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$5
• Tax from tax record: −$1 /mo · $13/yr
• Insurance: −$0
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $860

Break-even live

Break-even rent $93

Max offer price $1,000

Occupancy floor 22%

Sensitivity live

Price	-10% $861	-5% $861	+0% $860	+5% $860	+10% $860
Rent	-10% $767	-5% $814	+0% $860	+5% $907	+10% $954
Rate	-1.0pp $861	-0.5pp $861	base $860	+0.5pp $860	+1.0pp $860

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: $250
• Closing costs: $30
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $1,000 Active 5 DOM
2. 2026-06-18
   days on market $1,000 Active 3 DOM
3. 2026-06-17
   days on market $1,000 Active 2 DOM
4. 2026-06-16
   listed $1,000 Active 1 DOM

ⓘ 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: $13 · $1/mo
• Projected year-2 tax: $13 · $1/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 2/10 Low 4% 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: $14,182
• − Mortgage interest: −$56
• − Property taxes: −$13
• − Insurance: −$802
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$29
• Taxable income: $11,012
• Est. tax owed @ 24.0%: −$2,643
• After-tax cash flow: $7,682/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

• 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

-97.3% since first listed

2 events — show timeline

• 2026-06-08 Listed $1,000 SCKMLSKY
• 2000-09-29 Sold (Public Records) $37,500 Public Records

Property tax history

-20.5%/yr

Latest (2025): $13 · -97.4% YoY. Source: county tax records.