1102 Dogwood Ln · Fulton, KY 42041

$164,000

3 bd · 1.5 ba · 1,680 sqft · Other public records · 227 Days on market

Built 1970 6,970 sqft 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 +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Nice Brick home featuring new thermal windows, new roof (3) yrs. and new HVAC (3) yrs. House has three bedrooms, two baths, Den, Living Room, dining area, kitchen and spacious utility room. The attached screened in porch is perfect for outdoor living from April thru October. House is located on corner lot and is close to many amenities. Don't miss this one. It is priced to sale!

Key facts

• Newer vinyl windows
• 6,970 sq ft lot
• 2 parking spots

Tags

• LAMINATE PLANK FLOORING
• NEWER VINYL WINDOWS
• COVERED SCREENED PORCH
• TRANSFERABLE WARRANTY

Property features AI

Exterior

• Parking: Covered carport for 2 vehicles; Paved parking
• Security: Security system
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Crawl space foundation
• Exterior features: Level lot; Outbuilding

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Security system; Crawl space basement; Covered patio/porch
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $164k.

Deal economics

• At list price, monthly cash flow is $-8 ($-100/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (26.4% below list).
• Recommended offer: $121k (26.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#204 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing D+, amenities D, schools F.
• Fulton Independent (town): math 25% / reading 35% proficiency, ranked #170 of 173 in KY (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $290 appreciation (0.2% local appreciation)).
• Fulton County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $136k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,734 (26.4% 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 227 days. Have you received any prior offers? Is the seller open to a 26% 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 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?
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: 0.74% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.91×
• Total profit: $-4,045
• Equity at exit: $49,076

10-year hold

• IRR: 3.7%
• Equity multiple: 1.40×
• Total profit: $18,515
• Equity at exit: $60,167

Cash invested: $45,920 (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 42041

• Home prices YoY: 0.1%
• Active inventory: 45
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-8

Break-even live

Break-even rent $1,218

Max offer price $162,532

Occupancy floor 96%

Sensitivity live

Price	-10% $85	-5% $38	+0% $-8	+5% $-55	+10% $-101
Rent	-10% $-104	-5% $-56	+0% $-8	+5% $39	+10% $87
Rate	-1.0pp $74	-0.5pp $33	base $-8	+0.5pp $-51	+1.0pp $-94

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $164,000 Active 227 DOM
2. 2026-06-21
   days on market $164,000 Active 226 DOM
3. 2026-06-21
   days on market $164,000 Active 225 DOM
4. 2026-06-18
   days on market $164,000 Active 223 DOM
5. 2026-06-17
   days on market $164,000 Active 222 DOM
6. 2026-06-16
   days on market $164,000 Active 221 DOM
7. 2026-06-15
   days on market $164,000 Active 220 DOM
8. 2026-06-13
   days on market $164,000 Active 218 DOM
9. 2026-06-12
   days on market $164,000 Active 217 DOM
10. 2026-06-09
    days on market $164,000 Active 214 DOM
11. 2026-06-08
    days on market $164,000 Active 213 DOM
12. 2026-06-07
    days on market $164,000 Active 212 DOM
13. 2026-06-05
    days on market $164,000 Active 210 DOM
14. 2026-06-04
    days on market $164,000 Active 208 DOM
15. 2026-06-02
    days on market $164,000 Active 207 DOM
16. 2026-06-01
    days on market $164,000 Active 206 DOM
17. 2026-05-31
    days on market $164,000 Active 205 DOM
18. 2026-05-31
    days on market $164,000 Active 204 DOM
19. 2025-12-31
    price $164,000
20. 2025-11-07
    listed $169,000 Active
21. 2025-03-21
    soldstatus $136,100 Closed 381-char remark

    Show marketing remark (381 chars)

    Nice Brick home featuring new thermal windows, new roof (3) yrs. and new HVAC (3) yrs. House has three bedrooms, two baths, Den, Living Room, dining area, kitchen and spacious utility room. The attached screened in porch is perfect for outdoor living from April thru October. House is located on corner lot and is close to many amenities. Don't miss this one. It is priced to sale!

22. 2025-03-06
    historical Active Under Contract 381-char remark

    Show marketing remark (381 chars)

    Nice Brick home featuring new thermal windows, new roof (3) yrs. and new HVAC (3) yrs. House has three bedrooms, two baths, Den, Living Room, dining area, kitchen and spacious utility room. The attached screened in porch is perfect for outdoor living from April thru October. House is located on corner lot and is close to many amenities. Don't miss this one. It is priced to sale!

23. 2025-02-12
    listed $139,000 Active 381-char remark

    Show marketing remark (381 chars)

    Nice Brick home featuring new thermal windows, new roof (3) yrs. and new HVAC (3) yrs. House has three bedrooms, two baths, Den, Living Room, dining area, kitchen and spacious utility room. The attached screened in porch is perfect for outdoor living from April thru October. House is located on corner lot and is close to many amenities. Don't miss this one. It is priced to sale!

24. 2014-11-18
    soldstatus $79,500
25. 2004-02-01
    soldstatus $78,000

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$1,005/yr (+$84/mo · 248.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $14,488
• − Mortgage interest: −$9,187
• − Property taxes: −$405
• − Insurance: −$820
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$4,771
• Taxable loss: −$3,012
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $623/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 Independent
• NCES district ID: 2102070
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $29,755
• Composite: 27.09/100
• National rank: #12479
• State rank: #170 of 173 in KY

Livability — Fulton

• Score: 68/100
• State rank: #204
• US rank: #10052

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, KY
• Population (ZIP): 4,584

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 (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 8% Hispanic / Latino 3% Pacific Islander 1%
• Common ancestry: Portuguese 2% Serbian 2% Scandinavian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▲ 0.18%
• Current HPI: 174.9435
• 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

+110.3% since first listed

7 events — show timeline

• 2025-12-31 Price Changed $164,000 WKRMLS
• 2025-11-07 Listed $169,000 WKRMLS
• 2025-03-21 Sold (MLS) $136,100 RRAR as distributed by MLS GRID
• 2025-03-06 Contingent — RRAR as distributed by MLS GRID
• 2025-02-12 Listed $139,000 RRAR as distributed by MLS GRID
• 2014-11-18 Sold (Public Records) $79,500 Public Records
• 2004-02-01 Sold (Public Records) $78,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $405 · -59.1% YoY. Source: county tax records.