58 Hermine Dr · Somerset, KY 42503

$145,300

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 296 Days on market

Built 1970 0.30 ac lot $159/sqft · 17% below area Est $176k · 17% 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 +15.0/15.0
• Cash flow +12.5/30.0
• Schools +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 1-bath home is ideally located less than 4 miles from Lee's Ford Marina and beautiful Lake Cumberland. You'll have quick access to boating,fishing and lakeside fun! You're also just minutes from Somerset's shopping, restaurants, and entertainment. Inside, enjoy numerous upgrades, including a stylish kitchen and comfortable living spaces. The spacious backyard offers plenty of space for outdoor activities, with a relaxing back deck and a small storage building for all your lake gear or gardening tools. Beautiful bushes in the front yard create welcoming curb appeal.

Key facts

• Spacious backyard
• Stylish kitchen
• Relaxing back deck

Tags

• STYLISH KITCHEN
• COMFORTABLE LIVING SPACES
• SPACIOUS BACKYARD
• RELAXING BACK DECK
• SMALL STORAGE BUILDING
• WELCOMING CURB APPEAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-20 ($-239/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (22.2% below list).
• Recommended offer: $113k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.2% 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: schools D+, amenities F, commute F.
• Pulaski County (town): math 43% / reading 53% proficiency, ranked #17 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 291 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $113,033 (22.2% 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 296 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (median comp): $175,633
• List price: $145,300
• Delta: -17.27%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Westgate Dr	0.14mi	3/1.0 (+1)	1,008 (+10%)	8mo	$132,000	$131	64
282 Westgate Dr	0.39mi	2/1.0	800 (-12%)	19mo	$156,000	$195	46

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-24,854
• Equity at exit: $21,665

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-23,437
• Equity at exit: $12,563

Cash invested: $40,684 (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 42503

• Home prices YoY: -8.4%
• Active inventory: 291
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$762
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-20

Break-even live

Break-even rent $1,156

Max offer price $141,776

Occupancy floor 97%

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: $36,325
• Closing costs: $4,359
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-07
   days on market $145,300 Active 296 DOM
2. 2026-06-04
   days on market $145,300 Active 293 DOM
3. 2026-06-02
   days on market $145,300 Active 292 DOM
4. 2026-06-01
   days on market $145,300 Active 291 DOM
5. 2026-05-31
   days on market $145,300 Active 290 DOM
6. 2026-05-31
   days on market $145,300 Active 289 DOM
7. 2026-04-22
   price $145,300 600-char remark

   Show marketing remark (600 chars)

   This charming 3-bedroom, 1-bath home is ideally located less than 4 miles from Lee's Ford Marina and beautiful Lake Cumberland. You'll have quick access to boating,fishing and lakeside fun! You're also just minutes from Somerset's shopping, restaurants, and entertainment. Inside, enjoy numerous upgrades, including a stylish kitchen and comfortable living spaces. The spacious backyard offers plenty of space for outdoor activities, with a relaxing back deck and a small storage building for all your lake gear or gardening tools. Beautiful bushes in the front yard create welcoming curb appeal.

8. 2026-02-15
   status Active 600-char remark

   Show marketing remark (600 chars)

   This charming 3-bedroom, 1-bath home is ideally located less than 4 miles from Lee's Ford Marina and beautiful Lake Cumberland. You'll have quick access to boating,fishing and lakeside fun! You're also just minutes from Somerset's shopping, restaurants, and entertainment. Inside, enjoy numerous upgrades, including a stylish kitchen and comfortable living spaces. The spacious backyard offers plenty of space for outdoor activities, with a relaxing back deck and a small storage building for all your lake gear or gardening tools. Beautiful bushes in the front yard create welcoming curb appeal.

9. 2026-02-13
   historical 600-char remark

   Show marketing remark (600 chars)

   This charming 3-bedroom, 1-bath home is ideally located less than 4 miles from Lee's Ford Marina and beautiful Lake Cumberland. You'll have quick access to boating,fishing and lakeside fun! You're also just minutes from Somerset's shopping, restaurants, and entertainment. Inside, enjoy numerous upgrades, including a stylish kitchen and comfortable living spaces. The spacious backyard offers plenty of space for outdoor activities, with a relaxing back deck and a small storage building for all your lake gear or gardening tools. Beautiful bushes in the front yard create welcoming curb appeal.

10. 2025-12-12
    price $146,915 600-char remark

    Show marketing remark (600 chars)

    This charming 3-bedroom, 1-bath home is ideally located less than 4 miles from Lee's Ford Marina and beautiful Lake Cumberland. You'll have quick access to boating,fishing and lakeside fun! You're also just minutes from Somerset's shopping, restaurants, and entertainment. Inside, enjoy numerous upgrades, including a stylish kitchen and comfortable living spaces. The spacious backyard offers plenty of space for outdoor activities, with a relaxing back deck and a small storage building for all your lake gear or gardening tools. Beautiful bushes in the front yard create welcoming curb appeal.

11. 2025-09-25
    price $149,999 600-char remark

    Show marketing remark (600 chars)

    This charming 3-bedroom, 1-bath home is ideally located less than 4 miles from Lee's Ford Marina and beautiful Lake Cumberland. You'll have quick access to boating,fishing and lakeside fun! You're also just minutes from Somerset's shopping, restaurants, and entertainment. Inside, enjoy numerous upgrades, including a stylish kitchen and comfortable living spaces. The spacious backyard offers plenty of space for outdoor activities, with a relaxing back deck and a small storage building for all your lake gear or gardening tools. Beautiful bushes in the front yard create welcoming curb appeal.

12. 2025-08-13
    listed $152,800 Active 600-char remark

    Show marketing remark (600 chars)

    This charming 3-bedroom, 1-bath home is ideally located less than 4 miles from Lee's Ford Marina and beautiful Lake Cumberland. You'll have quick access to boating,fishing and lakeside fun! You're also just minutes from Somerset's shopping, restaurants, and entertainment. Inside, enjoy numerous upgrades, including a stylish kitchen and comfortable living spaces. The spacious backyard offers plenty of space for outdoor activities, with a relaxing back deck and a small storage building for all your lake gear or gardening tools. Beautiful bushes in the front yard create welcoming curb appeal.

13. 2024-05-07
    soldstatus $149,000
14. 2024-04-26
    soldstatus $149,000 Closed 606-char remark

    Show marketing remark (606 chars)

    Look at this updated home just minutes from a downtown Somerset & Lake Cumberland! The newly updated 3 bedroom /1 bath home has curb appeal, a nice size back yard, a back deck & a storage building for your mower, tools etc. The home has new flooring, new paint, new hardware for the kitchen cabinets, new countertops, new tub/shower combo & new stainless-steel appliances. The home would make a great primary residence, vacation home or VRBO / Air BnB property! Less than 3.5 miles to Lee's Ford Marina or downtown Somerset! At this price - it will sell quick! Call today to see this property.

15. 2024-03-22
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Look at this updated home just minutes from a downtown Somerset & Lake Cumberland! The newly updated 3 bedroom /1 bath home has curb appeal, a nice size back yard, a back deck & a storage building for your mower, tools etc. The home has new flooring, new paint, new hardware for the kitchen cabinets, new countertops, new tub/shower combo & new stainless-steel appliances. The home would make a great primary residence, vacation home or VRBO / Air BnB property! Less than 3.5 miles to Lee's Ford Marina or downtown Somerset! At this price - it will sell quick! Call today to see this property.

16. 2024-03-08
    historical Contingent 606-char remark

    Show marketing remark (606 chars)

    Look at this updated home just minutes from a downtown Somerset & Lake Cumberland! The newly updated 3 bedroom /1 bath home has curb appeal, a nice size back yard, a back deck & a storage building for your mower, tools etc. The home has new flooring, new paint, new hardware for the kitchen cabinets, new countertops, new tub/shower combo & new stainless-steel appliances. The home would make a great primary residence, vacation home or VRBO / Air BnB property! Less than 3.5 miles to Lee's Ford Marina or downtown Somerset! At this price - it will sell quick! Call today to see this property.

17. 2024-03-06
    listed $149,000 Active 606-char remark

    Show marketing remark (606 chars)

    Look at this updated home just minutes from a downtown Somerset & Lake Cumberland! The newly updated 3 bedroom /1 bath home has curb appeal, a nice size back yard, a back deck & a storage building for your mower, tools etc. The home has new flooring, new paint, new hardware for the kitchen cabinets, new countertops, new tub/shower combo & new stainless-steel appliances. The home would make a great primary residence, vacation home or VRBO / Air BnB property! Less than 3.5 miles to Lee's Ford Marina or downtown Somerset! At this price - it will sell quick! Call today to see this property.

18. 2024-01-17
    soldstatus $77,000
19. 2012-01-14
    historical
20. 2011-10-14
    listed $64,900
21. 2006-08-17
    soldstatus $45,000

ⓘ 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: $1,085 · $90/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$165/yr (+$14/mo · 15.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,564
• − Mortgage interest: −$8,139
• − Property taxes: −$1,085
• − Insurance: −$726
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$4,227
• Taxable loss: −$2,784
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $429/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: Pulaski County
• NCES district ID: 2104950
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $35,366
• Composite: 39.69/100
• National rank: #3906
• State rank: #17 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

• Population (ZIP): 25,638

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -27.16%
• Current HPI: 294.5958
• 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

+222.9% since first listed

15 events — show timeline

• 2026-04-22 Price Changed $145,300 ImagineMLS
• 2026-02-15 Relisted — ImagineMLS
• 2026-02-13 Listing Removed — ImagineMLS
• 2025-12-12 Price Changed $146,915 ImagineMLS
• 2025-09-25 Price Changed $149,999 ImagineMLS
• 2025-08-13 Listed $152,800 ImagineMLS
• 2024-05-07 Sold (Public Records) $149,000 Public Records
• 2024-04-26 Sold (MLS) $149,000 ImagineMLS
• 2024-03-22 Pending — ImagineMLS
• 2024-03-08 Contingent — ImagineMLS
• 2024-03-06 Listed $149,000 ImagineMLS
• 2024-01-17 Sold (Public Records) $77,000 Public Records
• 2012-01-14 Listing Removed — ImagineMLS
• 2011-10-14 Listed $64,900 ImagineMLS
• 2006-08-17 Sold (Public Records) $45,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,085 · +83.3% YoY. Source: county tax records.