113 Grandview Ave · Glasgow, KY 42141

$99,900

5 bd · 2.0 ba · 1,884 sqft · SingleFamily public records · 88 Days on market

Built 1960 0.28 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Listing remarks

Welcome home to 113 Grandview Ave in Glasgow, KY! This move-in ready property offers the perfect blend of comfort, convenience, and versatility—all within the city limits. Featuring 3 bedrooms and 2 full bathrooms, this home boasts approximately 1,505 square feet of well-designed living space. You’ll also love the bonus room, perfect for a home office, extra bedroom, playroom, or additional storage—whatever fits your needs! The location is hard to beat—just minutes from everything Glasgow has to offer, including shopping, dining, schools, and more. This home comes fully equipped with all appliances, including a dishwasher, cooking range, refrigerator, washer, dryer,

Key facts

• Bonus room
• Convenient location
• Detached garage

Tags

• BONUS ROOM
• DETACHED GARAGE
• FULLY EQUIPPED WITH APPLIANCES
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage with 1-car capacity
• Utilities: Public water
• Home design: Single-family residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Level lot; Outbuilding

Interior

• Kitchen: Gas range; Dishwasher; Freezer
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Radiant heating (natural gas); Window cooling units
• Interior features: Eat-in kitchen; Covered patio
• Laundry & utility: Laundry room with washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: South Green Elementary School (math 31% / reading 36%, grade F, #334 of 676 statewide, top 50%, 538 students, 60% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $100k implies a 66% gain — meaningful room to come down on a strong offer.

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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.30% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $286,368
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Cedar St	0.75mi	4/2.0 (-1)	1,732 (-8%)	0mo	$198,000	$114	46
105 St Marys Ct	0.40mi	4/2.0 (-1)	1,620 (-14%)	18mo	$247,000	$152	38

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: 9.5%
• Equity multiple: 1.38×
• Total profit: $10,517
• Equity at exit: $14,895

10-year hold

• IRR: 18.7%
• Equity multiple: 2.55×
• Total profit: $43,458
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $420

Break-even live

Break-even rent $769

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $476	-5% $448	+0% $420	+5% $392	+10% $363
Rent	-10% $317	-5% $368	+0% $420	+5% $471	+10% $522
Rate	-1.0pp $470	-0.5pp $445	base $420	+0.5pp $394	+1.0pp $368

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: $24,975
• Closing costs: $2,997
• 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	44d	1	1.46mi

Listing history 21 events

1. 2026-06-21
   days on market $99,900 Active 88 DOM
2. 2026-06-18
   days on market $99,900 Active 86 DOM
3. 2026-06-17
   days on market $99,900 Active 85 DOM
4. 2026-06-16
   days on market $99,900 Active 84 DOM
5. 2026-06-15
   days on market $99,900 Active 83 DOM
6. 2026-06-13
   days on market $99,900 Active 81 DOM
7. 2026-06-12
   days on market $99,900 Active 80 DOM
8. 2026-06-09
   pricedays on market $99,900 Active 77 DOM
9. 2026-06-08
   days on market $145,000 Active 76 DOM
10. 2026-06-07
    days on market $145,000 Active 75 DOM
11. 2026-06-07
    days on market $145,000 Active 74 DOM
12. 2026-06-04
    days on market $145,000 Active 71 DOM
13. 2026-06-02
    days on market $145,000 Active 70 DOM
14. 2026-06-01
    days on market $145,000 Active 69 DOM
15. 2026-05-31
    days on market $145,000 Active 68 DOM
16. 2026-05-31
    days on market $145,000 Active 67 DOM
17. 2026-05-04
    price $145,000
18. 2026-03-24
    listed $167,000 Active
19. 2008-07-16
    soldstatus $60,000
20. 2007-07-06
    soldstatus $35,000
21. 1987-03-01
    soldstatus $16,000

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$359/yr (+$30/mo · 71.7%)

ⓘ 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: −$5,596
• − Property taxes: −$500
• − Insurance: −$500
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,906
• Taxable income: $3,602
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $4,173/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

+806.2% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $145,000 RASKMLS
• 2026-03-24 Listed $167,000 RASKMLS
• 2008-07-16 Sold (Public Records) $60,000 Public Records
• 2007-07-06 Sold (Public Records) $35,000 Public Records
• 1987-03-01 Sold (Public Records) $16,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $500 · +46.8% YoY. Source: county tax records.