2177 N North Jackson Hwy

Glasgow, KY 42141

$1,000D

3 bd · 2.0 ba · 1,400 sqft · Built 1989 · SingleFamily · Active · 5 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,182/mo
• Mortgage (P&I): −$5
• Tax + insurance: −$68
• HOA: −$0
• Vac / Maint / Mgmt: −$248
• Net cashflow: $860/mo
• Annual: $10,325/yr
• Cap rate: 1118.57%
• Cash-on-cash: 3972.41%
• DSCR: 177.75
• 1% rule: 118.18%
• Cash to close: $280

Investor read

• This is a 3-bed/2.0-bath single-family listed at $1k.
• 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).
• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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.
• Watch-outs: flood insurance adds $66/mo.
• Market conditions: 298 active listings in the ZIP; 283 units permitted in Barren County in 2024 (64 in 5+ unit buildings).
• 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.
• 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.
• 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.

Questions for listing agent

• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.