919 Troy Ave · Hickman, KY 42050

$42,000

3 bd · 1.0 ba · 1,770 sqft · Other public records · 246 Days on market

0.82 ac lot ↓ 36% since listing

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

Listing remarks

Lovingly named The Cottage, this stone home is ready for new owners! Bigger than it looks and just a stones throw from breathtaking views of the Mississippi River, this house would make a nice home for anyone looking to settle down in the historic town of Hickman, KY. The lot is large and hosts another building that lends itself to storage, a carport and possibly an income producing living quarters upstairs like it once was. Currently this space needs floor repair but could be fixed and used as a mother-in-law suite, office or a rental property once again.

Key facts

• Breathtaking views
• Rental property
• Mother-in-law suite

Tags

• BREATHTAKING VIEWS
• LARGE LOT
• STORAGE BUILDING
• CARPORT
• MOTHER-IN-LAW SUITE
• RENTAL PROPERTY

Property features AI

Finance

• Other: Property type listed as residential; Lot size approximately 0.82 acres
• Financial info: No financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Carport (1 space); Gravel parking
• Security: No security features provided
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Stone construction
• Exterior features: Deck; Outbuilding; Workshop; Level, wooded lot with rolling slope; Gravel road/drive

Interior

• Kitchen: Electric water heater
• Bedrooms: 1st-floor bedrooms not specified
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $42k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% 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-, 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 $2k of equity ($290 loan paydown + $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

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 $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 2.69% ✓
• Cap rate: 24.16%
• Cash-on-cash: 63.81%
• DSCR: 3.84
• GRM: 3.1

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: 69.1%
• Equity multiple: 4.91×
• Total profit: $45,988
• Equity at exit: $20,056

10-year hold

• IRR: 68.2%
• Equity multiple: 10.06×
• Total profit: $106,573
• Equity at exit: $31,853

Cash invested: $11,760 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $625

Break-even live

Break-even rent $337

Max offer price $42,000

Occupancy floor 40%

Sensitivity live

Price	-10% $649	-5% $637	+0% $625	+5% $613	+10% $602
Rent	-10% $536	-5% $581	+0% $625	+5% $670	+10% $714
Rate	-1.0pp $646	-0.5pp $636	base $625	+0.5pp $614	+1.0pp $603

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $42,000 Active 246 DOM
2. 2026-06-18
   days on market $42,000 Active 244 DOM
3. 2026-06-17
   days on market $42,000 Active 243 DOM
4. 2026-06-16
   days on market $42,000 Active 242 DOM
5. 2026-06-15
   days on market $42,000 Active 241 DOM
6. 2026-06-13
   days on market $42,000 Active 239 DOM
7. 2026-06-12
   days on market $42,000 Active 238 DOM
8. 2026-06-09
   pricedays on market $42,000 Active 235 DOM
9. 2026-06-08
   days on market $48,000 Active 234 DOM
10. 2026-06-07
    days on market $48,000 Active 233 DOM
11. 2026-06-07
    days on market $48,000 Active 232 DOM
12. 2026-06-04
    days on market $48,000 Active 229 DOM
13. 2026-06-02
    days on market $48,000 Active 228 DOM
14. 2026-06-01
    days on market $48,000 Active 227 DOM
15. 2026-05-31
    days on market $48,000 Active 226 DOM
16. 2026-05-31
    days on market $48,000 Active 225 DOM
17. 2026-04-30
    price $48,000
18. 2026-03-25
    price $54,900
19. 2026-01-06
    price $64,900
20. 2025-10-17
    listed $74,900 Active

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $361 · $30/mo
• Expected delta: +$24/yr (+$2/mo · 7.0%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $13,537
• − Mortgage interest: −$2,353
• − Property taxes: −$338
• − Insurance: −$210
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$1,222
• Taxable income: $7,249
• Est. tax owed @ 24.0%: −$1,740
• After-tax cash flow: $5,764/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

-35.9% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $48,000 WKRMLS
• 2026-03-25 Price Changed $54,900 WKRMLS
• 2026-01-06 Price Changed $64,900 WKRMLS
• 2025-10-17 Listed $74,900 WKRMLS

Property tax history

+0.8%/yr

Latest (2025): $338 · +0.9% YoY. Source: county tax records.