1007 Dogwood Lane Ln · Fulton, KY 42041

$199,000

4 bd · 2.5 ba · 2,334 sqft · Other public records · 272 Days on market

Built 1970 0.33 ac 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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

So much potential in this hard to find 4 bedroom brick ranch home w/ hip-roof & carport __ Open the front door to a large foyer & to ur left is formal living room, straight ahead is the formal dining & kitchen & to ur right is the hallway to 4 bedrooms & 2 bathrooms __ Also has a Den with gas log fireplace & utility room___ Fantastic neighborhood & location at the corner of Dogwood Ln & Magnolia Dr_____ The roof has 'left the chat' & if you were to update the floors & paint, it would make a huge impact____ Original hardwood flooring in all 4 bedrooms that need to be restored___ Don't let this opportunity pass you by___

Key facts

• Remodeled
• Front porch
• Updated kitchen

Tags

• REMODELED
• FRONT PORCH
• GREAT ROOM
• FIREPLACE
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Located in the Deepwood subdivision

Exterior

• Parking: Attached garage; Carport; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Asphalt roof; Crawl space foundation; Built as a single-family home (Single Family-Up to 5 Ac.)
• Exterior features: Level, corner lot with many trees; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator; Cooktop; Oven
• Bedrooms: Total rooms: 8; Crawl space basement
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Storm windows; Blinds; Gas-log fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (31.8% below list).
• Recommended offer: $136k (31.8% 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 $2k of equity ($1k loan paydown + $352 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 272 days — a 12% lower offer ($175k) 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 $92k; list at $199k implies a 116% gain — meaningful room to come down on a strong offer.

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 $135,715 (31.8% 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 272 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 12.2

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: -3.7%
• Equity multiple: 0.82×
• Total profit: $-9,870
• Equity at exit: $59,550

10-year hold

• IRR: 1.9%
• Equity multiple: 1.21×
• Total profit: $11,741
• Equity at exit: $73,007

Cash invested: $55,720 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$34 /mo · $402/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-88

Break-even live

Break-even rent $1,468

Max offer price $183,476

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-32	+0% $-88	+5% $-372	+10% $-441
Rent	-10% $-195	-5% $-141	+0% $-88	+5% $-34	+10% $19
Rate	-1.0pp $12	-0.5pp $-37	base $-88	+0.5pp $-139	+1.0pp $-192

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $199,000 Active 272 DOM
2. 2026-06-21
   days on market $199,000 Active 271 DOM
3. 2026-06-18
   days on market $199,000 Active 269 DOM
4. 2026-06-17
   days on market $199,000 Active 268 DOM
5. 2026-06-16
   days on market $199,000 Active 267 DOM
6. 2026-06-15
   days on market $199,000 Active 266 DOM
7. 2026-06-13
   days on market $199,000 Active 264 DOM
8. 2026-06-12
   days on market $199,000 Active 263 DOM
9. 2026-06-09
   days on market $199,000 Active 260 DOM
10. 2026-06-08
    days on market $199,000 Active 259 DOM
11. 2026-06-07
    days on market $199,000 Active 258 DOM
12. 2026-06-05
    days on market $199,000 Active 256 DOM
13. 2026-06-04
    days on market $199,000 Active 254 DOM
14. 2026-06-02
    days on market $199,000 Active 253 DOM
15. 2026-06-01
    days on market $199,000 Active 252 DOM
16. 2026-05-31
    days on market $199,000 Active 251 DOM
17. 2026-05-31
    days on market $199,000 Active 250 DOM
18. 2026-04-17
    price $199,000
19. 2025-09-22
    listed $209,000 Active
20. 2025-07-16
    soldstatus $92,000
21. 2025-05-29
    soldstatus $92,000 Closed 688-char remark

    Show marketing remark (688 chars)

    So much potential in this hard to find 4 bedroom brick ranch home w/ hip-roof & carport __ Open the front door to a large foyer & to ur left is formal living room, straight ahead is the formal dining & kitchen & to ur right is the hallway to 4 bedrooms & 2 bathrooms __ Also has a Den with gas log fireplace & utility room___ Fantastic neighborhood & location at the corner of Dogwood Ln & Magnolia Dr_____ The roof has 'left the chat' & if you were to update the floors & paint, it would make a huge impact____ Original hardwood flooring in all 4 bedrooms that need to be restored___ Don't let this opportunity pass you by___

22. 2025-04-30
    price $94,900 688-char remark

    Show marketing remark (688 chars)

    So much potential in this hard to find 4 bedroom brick ranch home w/ hip-roof & carport __ Open the front door to a large foyer & to ur left is formal living room, straight ahead is the formal dining & kitchen & to ur right is the hallway to 4 bedrooms & 2 bathrooms __ Also has a Den with gas log fireplace & utility room___ Fantastic neighborhood & location at the corner of Dogwood Ln & Magnolia Dr_____ The roof has 'left the chat' & if you were to update the floors & paint, it would make a huge impact____ Original hardwood flooring in all 4 bedrooms that need to be restored___ Don't let this opportunity pass you by___

23. 2025-04-04
    price $104,900 688-char remark

    Show marketing remark (688 chars)

    So much potential in this hard to find 4 bedroom brick ranch home w/ hip-roof & carport __ Open the front door to a large foyer & to ur left is formal living room, straight ahead is the formal dining & kitchen & to ur right is the hallway to 4 bedrooms & 2 bathrooms __ Also has a Den with gas log fireplace & utility room___ Fantastic neighborhood & location at the corner of Dogwood Ln & Magnolia Dr_____ The roof has 'left the chat' & if you were to update the floors & paint, it would make a huge impact____ Original hardwood flooring in all 4 bedrooms that need to be restored___ Don't let this opportunity pass you by___

24. 2025-02-19
    listed $114,900 Active 688-char remark

    Show marketing remark (688 chars)

    So much potential in this hard to find 4 bedroom brick ranch home w/ hip-roof & carport __ Open the front door to a large foyer & to ur left is formal living room, straight ahead is the formal dining & kitchen & to ur right is the hallway to 4 bedrooms & 2 bathrooms __ Also has a Den with gas log fireplace & utility room___ Fantastic neighborhood & location at the corner of Dogwood Ln & Magnolia Dr_____ The roof has 'left the chat' & if you were to update the floors & paint, it would make a huge impact____ Original hardwood flooring in all 4 bedrooms that need to be restored___ Don't let this opportunity pass you by___

25. 2008-07-24
    soldstatus $72,250
26. 1999-02-01
    soldstatus $72,250

ⓘ 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: $402 · $34/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$1,309/yr (+$109/mo · 325.3%)

ⓘ 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: $16,286
• − Mortgage interest: −$11,147
• − Property taxes: −$402
• − Insurance: −$995
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$5,789
• Taxable loss: −$4,654
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $62/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

+175.4% since first listed

9 events — show timeline

• 2026-04-17 Price Changed $199,000 RRAR as distributed by MLS GRID
• 2025-09-22 Listed $209,000 RRAR as distributed by MLS GRID
• 2025-07-16 Sold (Public Records) $92,000 Public Records
• 2025-05-29 Sold (MLS) $92,000 WKRMLS
• 2025-04-30 Price Changed $94,900 WKRMLS
• 2025-04-04 Price Changed $104,900 WKRMLS
• 2025-02-19 Listed $114,900 WKRMLS
• 2008-07-24 Sold (Public Records) $72,250 Public Records
• 1999-02-01 Sold (Public Records) $72,250 Public Records

Property tax history

-8.1%/yr

Latest (2025): $402 · -70.5% YoY. Source: county tax records.