327 Latta Rd · Fulton, KY 42041

$155,000

3 bd · 1.0 ba · 1,395 sqft · SingleFamily public records · 37 Days on market

Built 1960

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bank foreclosure, cash offers preferred.

Key facts

• Open outdoor space
• Spacious shop
• Built 1960

Tags

• SPACIOUS SHOP
• OPEN OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-23 ($-282/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (24.4% below list).
• Recommended offer: $117k (24.4% 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, commute F.
• Hickman County (rural): math 41% / reading 49% proficiency, ranked #24 of 165 in KY (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hickman County Elementary School (math 42% / reading 47%, grade F, #148 of 676 statewide, top 24%, 421 students, 58% FRL); Hickman County High School (math 37% / reading 47%, grade F, #32 of 254 statewide, top 13%, 302 students, 57% FRL).
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $274 appreciation (0.2% local appreciation)).
• Hickman County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $25k; list at $155k implies a 520% gain — meaningful room to come down on a strong offer.

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 $117,140 (24.4% 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 37 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 11.0

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: -2.3%
• Equity multiple: 0.89×
• Total profit: $-4,794
• Equity at exit: $46,383

10-year hold

• IRR: 3.2%
• Equity multiple: 1.36×
• Total profit: $15,473
• Equity at exit: $56,865

Cash invested: $43,400 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$71 /mo · $858/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-23

Break-even live

Break-even rent $1,201

Max offer price $150,853

Occupancy floor 97%

Sensitivity live

Price	-10% $64	-5% $20	+0% $-23	+5% $-67	+10% $-111
Rent	-10% $-116	-5% $-70	+0% $-23	+5% $23	+10% $69
Rate	-1.0pp $55	-0.5pp $16	base $-23	+0.5pp $-64	+1.0pp $-105

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $155,000 Active 37 DOM
2. 2026-06-21
   days on market $155,000 Active 36 DOM
3. 2026-06-18
   days on market $155,000 Active 34 DOM
4. 2026-06-17
   days on market $155,000 Active 33 DOM
5. 2026-06-16
   days on market $155,000 Active 32 DOM
6. 2026-06-15
   days on market $155,000 Active 31 DOM
7. 2026-06-13
   days on market $155,000 Active 29 DOM
8. 2026-06-12
   days on market $155,000 Active 28 DOM
9. 2026-06-09
   days on market $155,000 Active 25 DOM
10. 2026-06-08
    days on market $155,000 Active 24 DOM
11. 2026-06-07
    days on market $155,000 Active 23 DOM
12. 2026-06-07
    days on market $155,000 Active 22 DOM
13. 2026-06-04
    days on market $155,000 Active 19 DOM
14. 2026-06-02
    days on market $155,000 Active 18 DOM
15. 2026-06-01
    days on market $155,000 Active 17 DOM
16. 2026-05-31
    days on market $155,000 Active 16 DOM
17. 2026-05-31
    days on market $155,000 Active 15 DOM
18. 2026-05-16
    listed $155,000 Active
19. 2017-03-02
    soldstatus $25,000 40-char remark

    Show marketing remark (40 chars)

    Bank foreclosure, cash offers preferred.

20. 2017-02-28
    soldstatus $25,000
21. 2016-10-24
    listed $37,900 40-char remark

    Show marketing remark (40 chars)

    Bank foreclosure, cash offers preferred.

22. 2007-08-01
    soldstatus $63,500
23. 2003-10-01
    soldstatus $55,000

ⓘ 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: $858 · $71/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$475/yr (+$40/mo · 55.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,057
• − Mortgage interest: −$8,682
• − Property taxes: −$858
• − Insurance: −$775
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$4,509
• Taxable loss: −$3,016
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $442/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: Hickman County
• NCES district ID: 2102790
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $37,542
• Composite: 37.42/100
• National rank: #4421
• State rank: #24 of 165 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

• Population (ZIP): 4,584

Population outlook (Hickman County) Hauer SSP2

• Today (2025): 4,255 people
• By 2030: 4,018 · -5.6%
• By 2040: 3,511 · -17.5%
• By 2050: 3,026 · -28.9%
• By 2075: 2,090 · -50.9%
• By 2100: 1,322 · -68.9%

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 · Hickman

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -34.6pp toward R · 2008: -26.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.1 2016: R+56.0 2012: R+34.8 2008: R+26.4

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

+181.8% since first listed

6 events — show timeline

• 2026-05-16 Listed $155,000 FSBO.com
• 2017-03-02 Sold (MLS) $25,000 WKRMLS
• 2017-02-28 Sold (Public Records) $25,000 Public Records
• 2016-10-24 Listed $37,900 WKRMLS
• 2007-08-01 Sold (Public Records) $63,500 Public Records
• 2003-10-01 Sold (Public Records) $55,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $858 · +9.7% YoY. Source: county tax records.