1602 Glover Rd · Glasgow, KY 42141

$179,000

4 bd · 2.0 ba · 1,782 sqft · Manufactured · 1 Days on market

Built 2005 3.32 ac lot

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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).

• Cash flow +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice well maintained home with lots of privacy sitting on 3.32 acres with a large pond and outbuilding.

Key facts

• Outbuilding
• 3.32 acres
• Large pond

Tags

• LARGE POND
• OUTBUILDING
• 3.32 ACRES
• LOTS OF PRIVACY

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Residential mobile home; Single-family style
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Garden; Pond on the property; Outbuilding

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Heat pump; Electric heating
• Interior features: Dishwasher; Range / Oven; Refrigerator; Electric water heater; Therapeutic whirlpool; Garden view
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $3 ($37/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (23.5% below list).
• Recommended offer: $137k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Temple Hill Elementary School (math 47% / reading 47%, grade D-, #119 of 676 statewide, top 19%, 274 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $81k; list at $179k implies a 121% gain — meaningful room to come down on a strong offer.

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 $136,984 (23.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.77% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 10.9

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-28,883
• Equity at exit: $26,689

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-25,206
• Equity at exit: $15,477

Cash invested: $50,120 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $3

Break-even live

Break-even rent $1,366

Max offer price $179,000

Occupancy floor 95%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 103-char remark
2. 2026-06-17
   listed $179,000 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: $789 · $66/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$750/yr (+$63/mo · 95.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 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: $16,438
• − Mortgage interest: −$10,027
• − Property taxes: −$789
• − Insurance: −$895
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$5,207
• Taxable loss: −$3,110
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $784/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

+110.6% since first listed

3 events — show timeline

• 2026-06-17 Listed $179,000 SCKMLSKY
• 2002-03-20 Sold (Public Records) $80,940 Public Records
• 1997-04-11 Sold (Public Records) $85,000 Public Records