303 Pearl St · Fulton, KY 42041

$160,000

3 bd · 2.0 ba · 1,600 sqft · Other public records · 154 Days on market

Built 1940 10,454 sqft lot

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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 +13.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This stunning home graces a prime corner lot, offering limitless potential. Nestled on an expansive half-acre lot adjacent to the property, there is opportunity to build, enhance, or fence for more privacy. Boasting a beautiful interior transformation, every facet of this home has been updated and is ready for the new owner to move right in and make it their own. A few of the high end renovations include an energy-efficient central heating and air conditioning system, ensuring both comfort and cost-effectiveness in monthly utilities, a thoughtfully designed open floor plan, and modern updates to both full bathrooms. You don't want to miss the opportunity to see this property for yourself! * 2 photos have been virtually staged

Key facts

• 0.24 acre lot
• Built 1940
• Listed 153 days

Property features AI

Finance

• Other: Lot dimensions approximately 75 x 141 (0.24 acre)
• Financial info: No financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick construction; Shingle roof; Built on crawl space
• Exterior features: Paved road access

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Central air conditioning; Central heating; Fireplace (1)
• Laundry & utility: Washer; Dryer; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $9 ($109/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (24.5% below list).
• Recommended offer: $121k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $1k of equity ($1k loan paydown + $283 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.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1940 — 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 $120,747 (24.5% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 0.75% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• 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: -1.3%
• Equity multiple: 0.94×
• Total profit: $-2,849
• Equity at exit: $47,879

10-year hold

• IRR: 4.1%
• Equity multiple: 1.46×
• Total profit: $20,443
• Equity at exit: $58,699

Cash invested: $44,800 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $9

Break-even live

Break-even rent $1,196

Max offer price $160,000

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $54	+0% $9	+5% $-36	+10% $-82
Rent	-10% $-86	-5% $-39	+0% $9	+5% $57	+10% $104
Rate	-1.0pp $90	-0.5pp $50	base $9	+0.5pp $-32	+1.0pp $-75

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $160,000 Active 154 DOM
2. 2026-06-21
   days on market $160,000 Active 153 DOM
3. 2026-06-21
   days on market $160,000 Active 152 DOM
4. 2026-06-18
   days on market $160,000 Active 150 DOM
5. 2026-06-17
   days on market $160,000 Active 149 DOM
6. 2026-06-16
   days on market $160,000 Active 148 DOM
7. 2026-06-15
   days on market $160,000 Active 147 DOM
8. 2026-06-13
   days on market $160,000 Active 145 DOM
9. 2026-06-12
   days on market $160,000 Active 144 DOM
10. 2026-06-09
    days on market $160,000 Active 141 DOM
11. 2026-06-08
    days on market $160,000 Active 140 DOM
12. 2026-06-07
    days on market $160,000 Active 139 DOM
13. 2026-06-05
    days on market $160,000 Active 137 DOM
14. 2026-06-04
    days on market $160,000 Active 135 DOM
15. 2026-06-02
    days on market $160,000 Active 134 DOM
16. 2026-06-01
    days on market $160,000 Active 133 DOM
17. 2026-05-31
    days on market $160,000 Active 132 DOM
18. 2026-05-31
    days on market $160,000 Active 131 DOM
19. 2026-04-13
    price $160,000
20. 2026-01-19
    listed $165,000 Active
21. 2024-04-29
    soldstatus $149,900
22. 2024-04-25
    soldstatus $149,900 Closed 737-char remark

    Show marketing remark (737 chars)

    This stunning home graces a prime corner lot, offering limitless potential. Nestled on an expansive half-acre lot adjacent to the property, there is opportunity to build, enhance, or fence for more privacy. Boasting a beautiful interior transformation, every facet of this home has been updated and is ready for the new owner to move right in and make it their own. A few of the high end renovations include an energy-efficient central heating and air conditioning system, ensuring both comfort and cost-effectiveness in monthly utilities, a thoughtfully designed open floor plan, and modern updates to both full bathrooms. You don't want to miss the opportunity to see this property for yourself! * 2 photos have been virtually staged

23. 2024-03-27
    price $149,900 737-char remark

    Show marketing remark (737 chars)

    This stunning home graces a prime corner lot, offering limitless potential. Nestled on an expansive half-acre lot adjacent to the property, there is opportunity to build, enhance, or fence for more privacy. Boasting a beautiful interior transformation, every facet of this home has been updated and is ready for the new owner to move right in and make it their own. A few of the high end renovations include an energy-efficient central heating and air conditioning system, ensuring both comfort and cost-effectiveness in monthly utilities, a thoughtfully designed open floor plan, and modern updates to both full bathrooms. You don't want to miss the opportunity to see this property for yourself! * 2 photos have been virtually staged

24. 2024-02-24
    price $159,900 737-char remark

    Show marketing remark (737 chars)

    This stunning home graces a prime corner lot, offering limitless potential. Nestled on an expansive half-acre lot adjacent to the property, there is opportunity to build, enhance, or fence for more privacy. Boasting a beautiful interior transformation, every facet of this home has been updated and is ready for the new owner to move right in and make it their own. A few of the high end renovations include an energy-efficient central heating and air conditioning system, ensuring both comfort and cost-effectiveness in monthly utilities, a thoughtfully designed open floor plan, and modern updates to both full bathrooms. You don't want to miss the opportunity to see this property for yourself! * 2 photos have been virtually staged

25. 2024-01-30
    listed $161,900 Active 737-char remark

    Show marketing remark (737 chars)

    This stunning home graces a prime corner lot, offering limitless potential. Nestled on an expansive half-acre lot adjacent to the property, there is opportunity to build, enhance, or fence for more privacy. Boasting a beautiful interior transformation, every facet of this home has been updated and is ready for the new owner to move right in and make it their own. A few of the high end renovations include an energy-efficient central heating and air conditioning system, ensuring both comfort and cost-effectiveness in monthly utilities, a thoughtfully designed open floor plan, and modern updates to both full bathrooms. You don't want to miss the opportunity to see this property for yourself! * 2 photos have been virtually staged

26. 2023-12-16
    status Active
27. 2023-10-28
    status Pending
28. 2023-09-05
    listed $165,000 Active
29. 2022-08-01
    soldstatus $10,000
30. 1999-10-01
    soldstatus $32,500

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$907/yr (+$76/mo · 193.1%)

ⓘ 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 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: $14,490
• − Mortgage interest: −$8,962
• − Property taxes: −$469
• − Insurance: −$800
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$4,655
• Taxable loss: −$2,715
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $760/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

+392.3% since first listed

12 events — show timeline

• 2026-04-13 Price Changed $160,000 RRAR as distributed by MLS GRID
• 2026-01-19 Listed $165,000 RRAR as distributed by MLS GRID
• 2024-04-29 Sold (Public Records) $149,900 Public Records
• 2024-04-25 Sold (MLS) $149,900 WKRMLS
• 2024-03-27 Price Changed $149,900 WKRMLS
• 2024-02-24 Price Changed $159,900 WKRMLS
• 2024-01-30 Listed $161,900 WKRMLS
• 2023-12-16 Relisted — WKRMLS
• 2023-10-28 Pending — WKRMLS
• 2023-09-05 Listed $165,000 WKRMLS
• 2022-08-01 Sold (Public Records) $10,000 Public Records
• 1999-10-01 Sold (Public Records) $32,500 Public Records

Property tax history

+13.9%/yr

Latest (2025): $469 · -71.2% YoY. Source: county tax records.