619 2nd St · Fulton, KY 42041

$85,000

2 bd · 1.0 ba · 848 sqft · SingleFamily · 70 Days on market

Good condition 8,276 sqft lot Est $62k · 37% over

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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 +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Appreciation +5.1/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Come look at this completely remodeled home! Fresh paint, fresh stained hardwood floors, new tile in the kitchen and bath, new counter tops, back splash and appliances in the kitchen. House is move in ready!

Key facts

• New counter tops
• New appliances
• New back splash

Tags

• COMPLETELY REMODELED HOME
• FRESH STAINED HARDWOOD FLOORS
• NEW TILE IN THE KITCHEN
• NEW COUNTER TOPS
• NEW BACK SPLASH
• NEW APPLIANCES

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; Residential property; One story
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Covered patio/porch; Deck; Level, corner lot

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.4% in Fulton — 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 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; 2 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $738 of equity ($588 loan paydown + $150 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.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $46k; list at $85k implies a 85% 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $61,904
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 2nd St	0.00mi	2/1.0	848 (0%)	0mo	$85,000	$100	100
709 Tennessee St	0.31mi	2/1.0	861 (+2%)	7mo	$52,500	$61	77
414 Bates St	0.44mi	2/1.0	875 (+3%)	1mo	$64,000	$73	73
1008 W 4th Street St	0.29mi	2/1.0	910 (+7%)	1mo	$55,000	$60	73
1104 West 4th St	0.43mi	2/1.0	816 (-4%)	14mo	$72,000	$88	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.19×
• Total profit: $4,629
• Equity at exit: $25,436

10-year hold

• IRR: 9.2%
• Equity multiple: 2.02×
• Total profit: $24,274
• Equity at exit: $31,184

Cash invested: $23,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $100

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 83%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Airport Rd Apt F3 Fulton, KY	2.0	1.0	709	$925	$1.30	43d	1	1.21mi
1005 Airport Rd Apt B3 Fulton, KY	1.0	1.0	546	$800	$1.47	43d	1	1.21mi

Listing history 11 events

1. 2026-06-05
   days on market $85,000 Active 70 DOM
2. 2026-06-04
   days on market $85,000 Active 68 DOM
3. 2026-06-02
   days on market $85,000 Active 67 DOM
4. 2026-06-01
   days on market $85,000 Active 66 DOM
5. 2026-05-31
   days on market $85,000 Active 65 DOM
6. 2026-05-31
   days on market $85,000 Active 64 DOM
7. 2026-03-26
   listed $85,000 Active
8. 2021-05-28
   soldstatus $46,000 208-char remark

   Show marketing remark (208 chars)

   Come look at this completely remodeled home! Fresh paint, fresh stained hardwood floors, new tile in the kitchen and bath, new counter tops, back splash and appliances in the kitchen. House is move in ready!

9. 2020-09-17
   listed $47,900 208-char remark

   Show marketing remark (208 chars)

   Come look at this completely remodeled home! Fresh paint, fresh stained hardwood floors, new tile in the kitchen and bath, new counter tops, back splash and appliances in the kitchen. House is move in ready!

10. 2019-04-26
    soldstatus $19,500 266-char remark

    Show marketing remark (266 chars)

    No wasted space in this 2 bedroom cottage with vinyl siding, hardwood floors, eat-in kitchen with appliances, 2 roomy bedrooms, recently remodeled bath and a walk-up attic for storage or expansion of living space. This is a great starter home or investment property.

11. 2019-03-05
    listed $21,500 266-char remark

    Show marketing remark (266 chars)

    No wasted space in this 2 bedroom cottage with vinyl siding, hardwood floors, eat-in kitchen with appliances, 2 roomy bedrooms, recently remodeled bath and a walk-up attic for storage or expansion of living space. This is a great starter home or investment property.

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

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: $10,447
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$2,473
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,242/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This completely remodeled home is move-in ready with fresh paint, new tile, and updated appliances. It offers a good investment opportunity with potential for rental or resale.

Value-add opportunities

• Both landscaping — enhances curb appeal and value
• Both painting exterior — fresh paint improves curb appeal and value
• Both upgrading appliances — newer appliances increase value and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and value ↑
• Both painting exterior — fresh paint improves curb appeal and value ↑
• Both upgrading appliances — newer appliances increase value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+295.3% since first listed

5 events — show timeline

• 2026-03-26 Listed $85,000 WKRMLS
• 2021-05-28 Sold (MLS) $46,000 WKRMLS
• 2020-09-17 Listed $47,900 WKRMLS
• 2019-04-26 Sold (MLS) $19,500 RRAR as distributed by MLS GRID
• 2019-03-05 Listed $21,500 RRAR as distributed by MLS GRID