800 N 21st St · Paducah, KY 42001

$109,900

2 bd · 1.0 ba · 1,617 sqft · SingleFamily public records · 44 Days on market

Built 1958 0.40 ac lot $68/sqft · 5% below area Est $116k · 5% under

---

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
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +7.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Selling "as is" condition. Great property for rental or starter home. Two large bedrooms 1 bath, spacious layout. Nice backyard with fire pit and mature trees. Large patio area great for grilling out and gatherings.

Key facts

• Huge back patio
• Back yard
• Firepit

Tags

• BACK YARD
• MATURE TREES
• FIREPIT
• HUGE BACK PATIO
• GRILLING
• GATHERINGS

Property features AI

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Single story
• Construction: Frame construction; Composition roof
• Exterior features: Level lot

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.5% in Paducah — 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 (#197 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities F.
• Paducah Independent (town): math 22% / reading 36% proficiency, ranked #122 of 165 in KY (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mcnabb Elementary School (math 8% / reading 17%, grade F, #630 of 676 statewide, top 95%, 322 students, 91% FRL); Paducah Middle School (math 19% / reading 36%, grade F, #168 of 217 statewide, top 78%, 652 students, 69% FRL); Paducah Tilghman High School (math 22% / reading 42%, grade F, #97 of 254 statewide, top 46%, 878 students, 64% FRL).
• Market conditions: 248 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 187 units permitted in McCracken County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• McCracken County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $110k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.26% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.31%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

• ARV (median comp): $115,965
• List price: $109,900
• Delta: -5.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Clay St	0.45mi	3/1.5 (+1)	1,573 (-3%)	2mo	$194,000	$123	66
2400 Harrison St	0.44mi	3/2.0 (+1)	1,582 (-2%)	2mo	$205,000	$130	65
2213 Monroe St	0.47mi	2/1.0	1,699 (+5%)	7mo	$175,000	$103	64
2562 Clay St	0.56mi	2/1.0	1,558 (-4%)	7mo	$54,000	$35	62
500 N 16th St	0.44mi	2/1.5	1,490 (-8%)	5mo	$139,000	$93	60
1321 Jefferson St	0.72mi	2/1.0	1,660 (+3%)	3mo	$186,550	$112	60
2432 Madison St	0.54mi	3/1.5 (+1)	1,522 (-6%)	4mo	$70,000	$46	55
2544 Trimble St	0.50mi	3/2.0 (+1)	1,755 (+8%)	2mo	$239,000	$136	52
2222 Madison St	0.44mi	3/2.0 (+1)	1,451 (-10%)	2mo	$180,000	$124	52
2617 Jefferson St	0.72mi	3/1.0 (+1)	1,450 (-10%)	6mo	$200,000	$138	39
1008 N 12th St	0.66mi	3/2.0 (+1)	1,793 (+11%)	8mo	$127,000	$71	35
2541 Monroe St	0.64mi	3/2.0 (+1)	1,821 (+13%)	9mo	$200,000	$110	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $10,421
• Equity at exit: $16,386

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $45,293
• Equity at exit: $9,502

Cash invested: $30,772 (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 42001

• Home prices YoY: -24.8%
• Active inventory: 248
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $444

Break-even live

Break-even rent $821

Max offer price $109,900

Occupancy floor 63%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1643 Monroe St Apt A Paducah, KY	2.0	1.0	1127	$1,250	$1.11	43d	1	0.45mi
415 N 6th St #100 Paducah, KY	2.0	2.0	1500	$2,000	$1.33	43d	1	1.24mi

Listing history 17 events

1. 2026-06-19
   days on market $109,900 Active 44 DOM
2. 2026-06-18
   days on market $109,900 Active 43 DOM
3. 2026-06-17
   days on market $109,900 Active 42 DOM
4. 2026-06-16
   days on market $109,900 Active 41 DOM
5. 2026-06-15
   days on market $109,900 Active 40 DOM

   Show marketing remark (226 chars)

   Selling "as is" condition. Great property for rental or starter home. Two large bedrooms 1 bath, spacious layout. Nice backyard with fire pit and mature trees. Large patio area great for grilling out and gatherings.

6. 2026-06-14
   days on market $109,900 Active 38 DOM
7. 2026-06-12
   days on market $109,900 Active 37 DOM
8. 2026-06-09
   days on market $109,900 Active 34 DOM
9. 2026-06-08
   days on market $109,900 Active 33 DOM
10. 2026-06-07
    pricedays on market $109,900 Active 32 DOM
11. 2026-06-03
    days on market $119,500 Active 28 DOM
12. 2026-06-02
    days on market $119,500 Active 27 DOM
13. 2026-06-01
    days on market $119,500 Active 26 DOM
14. 2026-05-31
    days on market $119,500 Active 25 DOM
15. 2026-05-30
    days on market $119,500 Active 24 DOM
16. 2026-05-06
    listed $124,900 Active 246-char remark

    Show marketing remark (226 chars)

    Selling "as is" condition. Great property for rental or starter home. Two large bedrooms 1 bath, spacious layout. Nice backyard with fire pit and mature trees. Large patio area great for grilling out and gatherings.

17. 2000-07-01
    soldstatus $44,000

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$628/yr (+$52/mo · 198.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,595
• − Mortgage interest: −$6,156
• − Property taxes: −$317
• − Insurance: −$550
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,197
• Taxable income: $3,720
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $4,435/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: Paducah Independent
• NCES district ID: 2104650
• Math proficiency: 22% ▼ -14.00%
• Reading proficiency: 36% ▼ -17.00%
• Median HH income: $30,067
• Composite: 23.41/100
• National rank: #7896
• State rank: #122 of 165 in KY

Livability — Paducah

• Score: 68/100
• State rank: #197
• US rank: #9780

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paducah, KY
• County: McCracken County · 30,856 people
• City population: 30,856
• Metro: Paducah, KY-IL
• Population (ZIP): 30,856
• Household income: $71,365
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1001.0

Population outlook (McCracken County) Hauer SSP2

• Today (2025): 64,237 people
• By 2030: 63,468 · -1.2%
• By 2040: 61,221 · -4.7%
• By 2050: 58,432 · -9.0%
• By 2075: 52,668 · -18.0%
• By 2100: 44,517 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · McCracken

• 2024 margin: Solid R (+34.9) · D 31.9% · R 66.8% · Other 1.2%
• 2008→2024 swing: -9.7pp toward R · 2008: -25.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+31.7 2016: R+37.2 2012: R+32.5 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.23%
• Current HPI: 258.1706
• Rent YoY: —
• Metro: Paducah, KY-IL
• 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

+149.8% since first listed

7 events — show timeline

• 2026-06-15 Price Changed $109,900 ImagineMLS
• 2026-06-15 Pending — ImagineMLS
• 2026-06-05 Price Changed $109,900 WKRMLS
• 2026-05-29 Price Changed $119,500 WKRMLS
• 2026-05-06 Listed $124,900 WKRMLS
• 2026-05-06 Listed $124,900 ImagineMLS
• 2000-07-01 Sold (Public Records) $44,000 Public Records

Property tax history

-9.5%/yr

Latest (2025): $317 · -0.8% YoY. Source: county tax records.