113 Crutchfield St · Fulton, KY 42041

$162,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 79 Days on market

Built 1963 1.25 ac lot Est $155k · 5% over ↓ 3% since listing

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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 +11.2/30.0
• ARV discount +5.1/15.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0

Listing remarks

Charming 3-bedroom, 1-bath ranch home located just outside Fulton in the desirable Crutchfield area. This well-maintained property features some original hardwood floors and offers a warm, welcoming feel throughout. Enjoy a beautiful country setting while staying close to town and everyday amenities. The 1.25-acre lot provides plenty of room to expand, garden, or simply relax. A 24' x 30' shop adds excellent storage or workspace options. A great opportunity for comfortable country living with convenience.

Key facts

• 1.25-acre lot
• 24 x 30 shop
• 1.25 acre lot

Tags

• ORIGINAL HARDWOOD FLOORS
• 1.25-ACRE LOT
• 24 X 30 SHOP

Property features AI

Exterior

• Parking: Attached garage; 1 garage space; Carport
• Utilities: Public water; Septic sewer
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding and brick exterior; Asphalt roof
• Exterior features: Level lot; Paved road access; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning; Ceiling fans
• Interior features: Dishwasher, Refrigerator, Range; Fireplace (1); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $-62 ($-743/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (30.7% below list).
• Recommended offer: $113k (30.7% 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, schools 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.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $288 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 79 days — a 6% lower offer ($153k) 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 $112,920 (30.7% 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 79 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $154,752
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6968 US Hwy 51	0.67mi	3/1.5	1,412 (+13%)	17mo	$175,000	$124	30

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: -3.4%
• Equity multiple: 0.84×
• Total profit: $-7,439
• Equity at exit: $48,747

10-year hold

• IRR: 2.2%
• Equity multiple: 1.24×
• Total profit: $11,002
• Equity at exit: $59,763

Cash invested: $45,612 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$854
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-62

Break-even live

Break-even rent $1,208

Max offer price $151,960

Occupancy floor —

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $162,900 Active 79 DOM
2. 2026-06-17
   days on market $162,900 Active 78 DOM
3. 2026-06-16
   days on market $162,900 Active 77 DOM
4. 2026-06-15
   days on market $162,900 Active 76 DOM
5. 2026-06-13
   days on market $162,900 Active 74 DOM
6. 2026-06-12
   days on market $162,900 Active 73 DOM
7. 2026-06-09
   days on market $162,900 Active 70 DOM
8. 2026-06-08
   days on market $162,900 Active 69 DOM
9. 2026-06-07
   days on market $162,900 Active 68 DOM
10. 2026-06-07
    days on market $162,900 Active 67 DOM
11. 2026-06-04
    pricedays on market $162,900 Active 64 DOM
12. 2026-06-02
    days on market $169,900 Active 63 DOM
13. 2026-06-01
    days on market $169,900 Active 62 DOM
14. 2026-05-31
    days on market $169,900 Active 61 DOM
15. 2026-05-31
    days on market $169,900 Active 60 DOM
16. 2026-05-04
    price $169,900
17. 2026-03-31
    listed $175,000 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: $382 · $32/mo
• Projected year-2 tax: $1,401 · $117/mo
• Expected delta: +$1,019/yr (+$85/mo · 266.5%)

ⓘ 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 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,550
• − Mortgage interest: −$9,125
• − Property taxes: −$382
• − Insurance: −$814
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$4,739
• Taxable loss: −$3,678
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $140/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 — 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 (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

-2.9% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $169,900 RRAR as distributed by MLS GRID
• 2026-03-31 Listed $175,000 RRAR as distributed by MLS GRID

Property tax history

+1.9%/yr

Latest (2017): $382 · +3.9% YoY. Source: county tax records.