204 Jackson St · Fulton, KY 42041

$55,000

3 bd · 1.0 ba · 1,556 sqft · SingleFamily · 121 Days on market

↓ 7% 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 +5.1/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

great investment property, there is a tenant and showing after 3:00 Pm

Key facts

• Listed 121 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding; Asphalt roof; Crawl space foundation
• Exterior features: Level lot; Paved road access; Yard shed(s)

Interior

• Flooring: See remarks
• Bathrooms: One full bathroom
• Heating & cooling: Ceiling fans; Window air conditioning units
• Interior features: One fireplace; Flooring: see remarks

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$113,588) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 5.4% 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 $477 of equity ($380 loan paydown + $97 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($48k) 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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: 2.17% ✓
• Cap rate: 18.52%
• Cash-on-cash: 43.68%
• DSCR: 2.94
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $113,588
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Vine St	0.06mi	4/1.0 (+1)	1,452 (-7%)	9mo	$30,000	$21	74
304 Eddings St	0.67mi	3/2.0	1,560 (+0%)	7mo	$139,000	$89	59
110 E Collinwood St	0.69mi	3/1.5	1,558 (+0%)	19mo	$160,000	$103	49
317 Holmes St. St	0.53mi	3/2.0	1,348 (-13%)	2mo	$98,650	$73	47
410 Holmes St	0.62mi	3/1.5	1,652 (+6%)	23mo	$85,000	$51	40

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: 45.1%
• Equity multiple: 3.24×
• Total profit: $34,573
• Equity at exit: $16,459

10-year hold

• IRR: 47.8%
• Equity multiple: 6.45×
• Total profit: $83,892
• Equity at exit: $20,178

Cash invested: $15,400 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $561

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 121 DOM
2. 2026-06-17
   days on market $55,000 Active 120 DOM
3. 2026-06-16
   days on market $55,000 Active 119 DOM
4. 2026-06-15
   days on market $55,000 Active 118 DOM
5. 2026-06-13
   days on market $55,000 Active 116 DOM
6. 2026-06-12
   days on market $55,000 Active 115 DOM
7. 2026-06-09
   days on market $55,000 Active 112 DOM
8. 2026-06-08
   days on market $55,000 Active 111 DOM
9. 2026-06-07
   days on market $55,000 Active 110 DOM
10. 2026-06-05
    days on market $55,000 Active 108 DOM
11. 2026-06-04
    days on market $55,000 Active 106 DOM
12. 2026-06-02
    days on market $55,000 Active 105 DOM
13. 2026-06-01
    days on market $55,000 Active 104 DOM
14. 2026-05-31
    days on market $55,000 Active 103 DOM
15. 2026-05-31
    days on market $55,000 Active 102 DOM
16. 2026-05-13
    price $55,000
17. 2026-02-17
    listed $59,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 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: $14,289
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$1,600
• Taxable income: $6,222
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $5,234/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

-6.8% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $55,000 RRAR as distributed by MLS GRID
• 2026-02-17 Listed $59,000 RRAR as distributed by MLS GRID