2512 Roseville Rd · Glasgow, KY 42141

$124,900

4 bd · 2.0 ba · 1,418 sqft · Other · 160 Days on market

Built 1940 0.61 ac lot

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Why this score? — see what drove the C 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• 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

Listing remarks MLS

Dont let this charming 4 bedroom 2 bath home get away! This home is just outside the city limits, but with a country feel. Whether you are looking for a starter home for your family or a place to start the next chapter of life, this home is waiting for you.

Key facts

• Full basement
• 0.61 acre lot
• Built 1940

Tags

• FULL BASEMENT
• QUIET SCENIC SURROUNDINGS

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Patio; Porch

Interior

• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane fuel
• Interior features: Electric water heater; Full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: schools C-, amenities F, commute 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.
• 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 $864 of loan paydown is wiped out by about $4k 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

• It's been on market 160 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $154.78M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.06% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.8

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,031
• Equity at exit: $18,623

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $13,035
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $223

Break-even live

Break-even rent $1,045

Max offer price $124,900

Occupancy floor 78%

Sensitivity live

Price	-10% $294	-5% $258	+0% $223	+5% $188	+10% $152
Rent	-10% $118	-5% $171	+0% $223	+5% $276	+10% $328
Rate	-1.0pp $286	-0.5pp $255	base $223	+0.5pp $191	+1.0pp $158

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $124,900 Active 160 DOM
2. 2026-06-18
   days on market $124,900 Active 158 DOM
3. 2026-06-17
   days on market $124,900 Active 157 DOM
4. 2026-06-16
   days on market $124,900 Active 156 DOM
5. 2026-06-16
   price $124,900 Active 155 DOM
6. 2026-06-15
   days on market $129,900 Active 155 DOM
7. 2026-06-13
   days on market $129,900 Active 153 DOM
8. 2026-06-12
   days on market $129,900 Active 152 DOM
9. 2026-06-09
   days on market $129,900 Active 149 DOM
10. 2026-06-08
    days on market $129,900 Active 148 DOM
11. 2026-06-07
    days on market $129,900 Active 147 DOM
12. 2026-06-07
    days on market $129,900 Active 146 DOM
13. 2026-06-04
    days on market $129,900 Active 143 DOM
14. 2026-06-02
    days on market $129,900 Active 142 DOM
15. 2026-06-01
    days on market $129,900 Active 141 DOM
16. 2026-05-31
    days on market $129,900 Active 140 DOM
17. 2026-05-31
    days on market $129,900 Active 139 DOM
18. 2026-05-12
    price $129,900
19. 2026-05-08
    status Active
20. 2026-04-11
    price $137,500
21. 2026-03-19
    price $142,500
22. 2026-02-17
    price $150,000
23. 2026-01-12
    price $154,900
24. 2026-01-11
    listed $154,900,000 Active
25. 2022-06-10
    soldstatus $144,500 257-char remark

    Show marketing remark (257 chars)

    Dont let this charming 4 bedroom 2 bath home get away! This home is just outside the city limits, but with a country feel. Whether you are looking for a starter home for your family or a place to start the next chapter of life, this home is waiting for you.

26. 2022-06-10
    soldstatus $144,500

    Show marketing remark (257 chars)

    Dont let this charming 4 bedroom 2 bath home get away! This home is just outside the city limits, but with a country feel. Whether you are looking for a starter home for your family or a place to start the next chapter of life, this home is waiting for you.

27. 2022-04-03
    listed $154,900 257-char remark

    Show marketing remark (257 chars)

    Dont let this charming 4 bedroom 2 bath home get away! This home is just outside the city limits, but with a country feel. Whether you are looking for a starter home for your family or a place to start the next chapter of life, this home is waiting for you.

28. 2009-11-16
    soldstatus $70,000
29. 2007-07-17
    soldstatus $54,110
30. 2006-06-08
    soldstatus $64,735
31. 2005-02-11
    soldstatus $60,000
32. 2001-04-30
    soldstatus $54,500
33. 2000-06-26
    soldstatus $52,000

ⓘ 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: $1,418 · $118/mo
• Projected year-2 tax: $1,418 · $118/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 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 7% 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: $15,925
• − Mortgage interest: −$6,996
• − Property taxes: −$1,418
• − Insurance: −$624
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,633
• Taxable income: $704
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,509/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

+149.8% since first listed

16 events — show timeline

• 2026-05-12 Price Changed $129,900 HKARMLS
• 2026-05-08 Relisted — HKARMLS
• 2026-04-11 Price Changed $137,500 HKARMLS
• 2026-03-19 Price Changed $142,500 HKARMLS
• 2026-02-17 Price Changed $150,000 HKARMLS
• 2026-01-12 Price Changed $154,900 HKARMLS
• 2026-01-11 Listed $154,900,000 HKARMLS
• 2022-06-10 Sold (Public Records) $144,500 Public Records
• 2022-06-10 Sold (MLS) $144,500 RASKMLS
• 2022-04-03 Listed $154,900 RASKMLS
• 2009-11-16 Sold (Public Records) $70,000 Public Records
• 2007-07-17 Sold (Public Records) $54,110 Public Records
• 2006-06-08 Sold (Public Records) $64,735 Public Records
• 2005-02-11 Sold (Public Records) $60,000 Public Records
• 2001-04-30 Sold (Public Records) $54,500 Public Records
• 2000-06-26 Sold (Public Records) $52,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,418 · -6.5% YoY. Source: county tax records.