418 Eddings St · Fulton, KY 42041

$99,000

3 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 221 Days on market

Built 1950 5,800 sqft lot Est $90k · 11% over

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Why this score? — see what drove the C+ 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• ARV discount +2.8/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Duplex features 1 bedroom, 1 bath duplex. Move in ready. Corner lot. Close to shopping and many other amenities. Within walking distance of downtown. Move in ready

Key facts

• Corner lot
• 5,800 sq ft lot
• Built 1950

Tags

• CORNER LOT
• WALKING DISTANCE OF DOWNTOWN

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; Single-story
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation; Built with typical residential construction materials
• Exterior features: Paved road access; Lot approximately 116 x 50

Interior

• Bedrooms: Unit 1: 1 bedroom
• Flooring: Vinyl flooring
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Storm windows; Two fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.3% 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.

Forward outlook

• In year one you build about $859 of equity ($684 loan paydown + $175 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $99k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.18% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $89,548
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Park Ave	0.29mi	3/2.0	1,456 (-1%)	6mo	$184,000	$126	80
304 Eddings St	0.15mi	3/2.0	1,560 (+6%)	7mo	$139,000	$89	77
507 W State Line Rd	0.46mi	3/1.0	1,404 (-4%)	15mo	$39,900	$28	55
656 US Highway 45	0.53mi	3/1.5	1,457 (-1%)	21mo	$88,500	$61	55
803 Vine St	0.62mi	4/1.0 (+1)	1,452 (-1%)	9mo	$30,000	$21	53
636 US Hwy. 45	0.53mi	3/2.5	1,447 (-1%)	23mo	$70,595	$49	52
703 Tennessee St	0.70mi	2/1.5 (-1)	1,459 (-1%)	15mo	$25,000	$17	47
109 West Street St	0.44mi	2/1.0 (-1)	1,300 (-11%)	6mo	$94,500	$73	47

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: 9.9%
• Equity multiple: 1.48×
• Total profit: $13,294
• Equity at exit: $29,625

10-year hold

• IRR: 14.6%
• Equity multiple: 2.64×
• Total profit: $45,336
• Equity at exit: $36,320

Cash invested: $27,720 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $241

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 74%

Sensitivity live

Price	-10% $309	-5% $275	+0% $241	+5% $207	+10% $173
Rent	-10% $148	-5% $195	+0% $241	+5% $287	+10% $333
Rate	-1.0pp $291	-0.5pp $266	base $241	+0.5pp $215	+1.0pp $189

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $99,000 Active 221 DOM
2. 2026-06-18
   days on market $99,000 Active 219 DOM
3. 2026-06-17
   days on market $99,000 Active 218 DOM
4. 2026-06-16
   days on market $99,000 Active 217 DOM
5. 2026-06-15
   days on market $99,000 Active 216 DOM
6. 2026-06-13
   days on market $99,000 Active 214 DOM
7. 2026-06-12
   pricedays on market $99,000 Active 213 DOM
8. 2026-06-09
   days on market $119,000 Active 210 DOM
9. 2026-06-08
   days on market $119,000 Active 209 DOM
10. 2026-06-07
    days on market $119,000 Active 208 DOM
11. 2026-06-05
    days on market $119,000 Active 206 DOM
12. 2026-06-04
    days on market $119,000 Active 204 DOM
13. 2026-06-02
    days on market $119,000 Active 203 DOM
14. 2026-06-01
    days on market $119,000 Active 202 DOM
15. 2026-05-31
    days on market $119,000 Active 201 DOM
16. 2026-05-31
    days on market $119,000 Active 200 DOM
17. 2025-11-11
    listed $119,000 Active
18. 2011-04-25
    soldstatus $32,000
19. 2005-10-04
    soldstatus $24,000
20. 2002-11-01
    soldstatus $27,000

ⓘ 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 2/10 Low
• 🌡 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: $14,052
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,880
• Taxable income: $1,398
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,556/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

+340.7% since first listed

4 events — show timeline

• 2025-11-11 Listed $119,000 RRAR as distributed by MLS GRID
• 2011-04-25 Sold (Public Records) $32,000 Public Records
• 2005-10-04 Sold (Public Records) $24,000 Public Records
• 2002-11-01 Sold (Public Records) $27,000 Public Records

Property tax history

-9.8%/yr

Latest (2025): $132 · -70.5% YoY. Source: county tax records.