505 Eden Ave. Ave · Hickman, KY 42050

$92,500

3 bd · 1.5 ba · 1,280 sqft · Other public records · 28 Days on market

Built 2009 0.52 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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Nice house, built in 2009, needs minor updating, floor coverings. Metal roof, Kitchen, dining room, living room, three bedrooms and one and one-half baths. So much potential and priced to sell. Last house on street, private location. Do not miss this one.

Key facts

• Metal roof
• Private location
• 0.52 acre lot

Tags

• METAL ROOF
• PRIVATE LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (Residential property)
• Construction: Vinyl siding; Metal roof
• Exterior features: Level lot with many trees; Lot dimensions approximately 150 x 150

Interior

• Kitchen: Refrigerator; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1) — currently listed as having a fireplace; 7 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#308 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Fulton County (rural): math 20% / reading 33% proficiency, ranked #138 of 165 in KY (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fulton County Elementary (math 27% / reading 42%, grade F, #301 of 676 statewide, top 48%, 331 students, 75% FRL); Fulton County Middle School (math 17% / reading 32%, grade F, #189 of 217 statewide, top 89%, 134 students, 75% FRL); Fulton County High School (math 24% / reading 24%, grade F, #179 of 254 statewide, top 78%, 175 students, 66% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($640 loan paydown + $3k appreciation (3.5% local appreciation)).
• Fulton County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $92k implies a 640% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,112 (1.5% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.14% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.21×
• Total profit: $31,451
• Equity at exit: $44,172

10-year hold

• IRR: 21.5%
• Equity multiple: 4.24×
• Total profit: $83,869
• Equity at exit: $70,152

Cash invested: $25,900 (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 42050

• Home prices YoY: 2.9%
• Active inventory: 15
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $281

Break-even live

Break-even rent $700

Max offer price $92,500

Occupancy floor 68%

Sensitivity live

Price	-10% $334	-5% $308	+0% $281	+5% $255	+10% $229
Rent	-10% $198	-5% $240	+0% $281	+5% $323	+10% $365
Rate	-1.0pp $328	-0.5pp $305	base $281	+0.5pp $257	+1.0pp $233

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $92,500 Active 28 DOM
2. 2026-06-21
   days on market $92,500 Active 27 DOM
3. 2026-06-18
   days on market $92,500 Active 25 DOM
4. 2026-06-17
   days on market $92,500 Active 24 DOM
5. 2026-06-16
   days on market $92,500 Active 23 DOM
6. 2026-06-15
   days on market $92,500 Active 22 DOM
7. 2026-06-13
   days on market $92,500 Active 20 DOM
8. 2026-06-12
   days on market $92,500 Active 19 DOM
9. 2026-06-09
   days on market $92,500 Active 16 DOM
10. 2026-06-08
    days on market $92,500 Active 15 DOM
11. 2026-06-07
    days on market $92,500 Active 14 DOM
12. 2026-06-07
    days on market $92,500 Active 13 DOM
13. 2026-06-04
    days on market $92,500 Active 10 DOM
14. 2026-06-02
    days on market $92,500 Active 9 DOM
15. 2026-06-01
    days on market $92,500 Active 8 DOM
16. 2026-05-31
    days on market $92,500 Active 7 DOM
17. 2026-05-31
    days on market $92,500 Active 6 DOM
18. 2026-05-24
    listed $92,500 Active
19. 2004-09-21
    soldstatus $12,500

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$447/yr (+$37/mo · 128.5%)

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,668
• − Mortgage interest: −$5,181
• − Property taxes: −$348
• − Insurance: −$462
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,691
• Taxable income: $1,958
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,906/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: Fulton County
• NCES district ID: 2102100
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $34,179
• Composite: 21.74/100
• National rank: #8263
• State rank: #138 of 165 in KY

Livability — Hickman

• Score: 64/100
• State rank: #308
• US rank: #14678

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hickman, KY
• Population (ZIP): 3,129

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 5,425 people
• By 2030: 5,042 · -7.1%
• By 2040: 4,456 · -17.9%
• By 2050: 4,120 · -24.1%
• By 2075: 4,003 · -26.2%
• By 2100: 4,258 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 23%
• Common ancestry: Slovak 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -10.3pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+33.5 2016: R+32.5 2012: R+16.2 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.49%
• Current HPI: 124.8044
• 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

+640.0% since first listed

2 events — show timeline

• 2026-05-24 Listed $92,500 RRAR as distributed by MLS GRID
• 2004-09-21 Sold (Public Records) $12,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $348 · +0.9% YoY. Source: county tax records.