107 Clinton St · Hickman, KY 42050

$65,000

9 bd · 11.4 ba · 9,120 sqft · MultiFamily · 39 Days on market

Built 1891

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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Need room for a church? Bed and Breakfast? Restaurant? With five retail shops on the ground floor plus 14+ rooms with nine having full baths and five with half baths you only limitation is your imagination! Commercial Kitchen with 1,000 sf dining area. Year round water view from the upper floors. Floodwall arts to entertain on walks. 29,000+ square feet of usable space plus two adjacent lots for parking or other endeavors. OWNER FINANCE AVAILABLE!!!! 50% down and easy payments!

Key facts

• Dining area
• Usable space
• Water view

Tags

• DINING AREA
• WATER VIEW
• USABLE SPACE

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $816/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $65k).
• Recommended offer: $63k (3.0% 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-, schools F, amenities 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.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k 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 $18k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.64% ✓
• Cap rate: 51.51%
• Cash-on-cash: 161.49%
• DSCR: 8.19
• GRM: 1.5

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: —
• Equity multiple: 10.10×
• Total profit: $165,587
• Equity at exit: $31,040

10-year hold

• IRR: —
• Equity multiple: 21.27×
• Total profit: $368,869
• Equity at exit: $49,296

Cash invested: $18,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,669 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $2,449

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 28%

Sensitivity live

Price	-10% $2,494	-5% $2,472	+0% $2,449	+5% $2,427	+10% $2,404
Rent	-10% $2,159	-5% $2,304	+0% $2,449	+5% $2,594	+10% $2,739
Rate	-1.0pp $2,482	-0.5pp $2,466	base $2,449	+0.5pp $2,432	+1.0pp $2,415

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$3,669
Total (3 units)			$3,669

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $65,000 Active 39 DOM
2. 2026-06-18
   days on market $65,000 Active 37 DOM
3. 2026-06-17
   days on market $65,000 Active 36 DOM
4. 2026-06-16
   days on market $65,000 Active 35 DOM
5. 2026-06-15
   days on market $65,000 Active 34 DOM
6. 2026-06-13
   days on market $65,000 Active 32 DOM
7. 2026-06-12
   days on market $65,000 Active 31 DOM
8. 2026-06-09
   days on market $65,000 Active 28 DOM
9. 2026-06-08
   days on market $65,000 Active 27 DOM
10. 2026-06-07
    days on market $65,000 Active 26 DOM
11. 2026-06-07
    days on market $65,000 Active 25 DOM
12. 2026-06-04
    days on market $65,000 Active 22 DOM
13. 2026-06-02
    days on market $65,000 Active 21 DOM
14. 2026-06-01
    days on market $65,000 Active 20 DOM
15. 2026-05-31
    days on market $65,000 Active 19 DOM
16. 2026-05-31
    days on market $65,000 Active 18 DOM
17. 2026-05-12
    listed $65,000 Active
18. 2018-08-14
    soldstatus $65,000
19. 2018-08-03
    soldstatus $65,000 485-char remark

    Show marketing remark (485 chars)

    Need room for a church? Bed and Breakfast? Restaurant? With five retail shops on the ground floor plus 14+ rooms with nine having full baths and five with half baths you only limitation is your imagination! Commercial Kitchen with 1,000 sf dining area. Year round water view from the upper floors. Floodwall arts to entertain on walks. 29,000+ square feet of usable space plus two adjacent lots for parking or other endeavors. OWNER FINANCE AVAILABLE!!!! 50% down and easy payments!

20. 2018-05-19
    listed $65,000 485-char remark

    Show marketing remark (485 chars)

    Need room for a church? Bed and Breakfast? Restaurant? With five retail shops on the ground floor plus 14+ rooms with nine having full baths and five with half baths you only limitation is your imagination! Commercial Kitchen with 1,000 sf dining area. Year round water view from the upper floors. Floodwall arts to entertain on walks. 29,000+ square feet of usable space plus two adjacent lots for parking or other endeavors. OWNER FINANCE AVAILABLE!!!! 50% down and easy payments!

21. 2014-08-28
    soldstatus $10,001

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,028
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$3,522
• − Management: −$3,522
• − Depreciation: −$1,891
• Taxable income: $30,152
• Est. tax owed @ 24.0%: −$7,236
• After-tax cash flow: $22,155/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

+549.9% since first listed

5 events — show timeline

• 2026-05-12 Listed $65,000 FSBO.com
• 2018-08-14 Sold (Public Records) $65,000 Public Records
• 2018-08-03 Sold (MLS) $65,000 WKRMLS
• 2018-05-19 Listed $65,000 WKRMLS
• 2014-08-28 Sold (Public Records) $10,001 Public Records