1415 Harrison St · Paducah, KY 42001

$47,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 129 Days on market

Built 1915 8,712 sqft lot $50/sqft · 65% below area

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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
• 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

Seller is motivated to sell!!!!!! Excellent investment opportunity on a desirable corner lot with strong upside potential. This property offers a true blank slate. The fully insulated detached garage is ideal for year-round use and features brand-new electrical throughout, new windows, and two separate access points, offering flexible use and potential short-term rental opportunities (buyer to verify). The garage is plumbed for an additional bathroom with waste lines tied in, rough-ins in place; bathroom amenities need to be set. Included with the sale is a shower set, shower insert, and drain pan, along with enough new 20-mil wear layer luxury vinyl plank flooring to complete the entire garage. A 12,000 BTU mini-split system, all new windows for house, & extra LVP flooring are also included. Extra storage is provided by a 12x20 shed. Rear alley access adds convenience, and a new brick foundation completed in 2024 provides long-term structural value. Property is being sold as-is.

Key facts

• 12
• Extra storage
• Brand-new electrical

Tags

• BRAND-NEW ELECTRICAL
• NEW WINDOWS
• TWO SEPARATE ACCESS POINTS
• 12
• 000 BTU MINI-SPLIT SYSTEM
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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-, schools D+, employment D.
• 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.
• Market conditions: 248 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $325 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $47k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• 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 $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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 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?
6. 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.
7. 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.
8. 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: 2.36% ✓
• Cap rate: 21.56%
• Cash-on-cash: 54.51%
• DSCR: 3.43
• GRM: 3.5

CMA / ARV

• ARV (median comp): $140,079
• List price: $47,000
• Delta: -66.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 N 12th St	0.40mi	2/1.0	988 (+5%)	1mo	$30,000	$30	72
1900 Harrison St	0.42mi	1/1.0 (-1)	984 (+5%)	1mo	$130,000	$132	67
1917 Madison St	0.45mi	2/1.0	1,025 (+9%)	6mo	$154,500	$151	59
751 N 22nd St	0.63mi	2/1.0	980 (+4%)	6mo	$28,000	$29	59
1109 Monroe St	0.33mi	3/1.5 (+1)	1,032 (+10%)	5mo	$88,500	$86	57
2115 Monroe St	0.61mi	2/1.0	888 (-6%)	7mo	$97,000	$109	57
1123 Monroe St	0.29mi	3/1.0 (+1)	1,072 (+14%)	4mo	$97,000	$90	55
1407 North 12th St	0.57mi	3/1.0 (+1)	1,014 (+8%)	1mo	$92,500	$91	55
2122 Madison St	0.61mi	2/1.0	868 (-8%)	6mo	$139,000	$160	54
841 N 22nd St	0.64mi	3/1.0 (+1)	988 (+5%)	7mo	$54,000	$55	51
1629 Clark St	0.59mi	2/1.0	840 (-11%)	7mo	$152,000	$181	49
706 N 23rd St	0.68mi	3/1.0 (+1)	1,006 (+7%)	3mo	$28,000	$28	49

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: 52.7%
• Equity multiple: 3.31×
• Total profit: $30,446
• Equity at exit: $7,008

10-year hold

• IRR: 57.9%
• Equity multiple: 6.74×
• Total profit: $75,488
• Equity at exit: $4,064

Cash invested: $13,160 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$246
• Tax from tax record: −$11 /mo · $129/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $598

Break-even live

Break-even rent $350

Max offer price $47,000

Occupancy floor 41%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Jefferson St Paducah, KY	2.0	1.0	800	$1,400	$1.75	43d	1	0.49mi
2741 Trimble St Unit 27195 Paducah, KY	2.0	1.0	850	$725	$0.85	43d	1	1.10mi
2967 Harrison St Paducah, KY	1.0–2.0	1.0	725	$915	$1.26	43d	1	1.35mi
2991 Clay St Unit 06 Paducah, KY	2.0	1.0	974	$715	$0.73	43d	1	1.36mi
922 S 27th St Unit A Paducah, KY	2.0	1.0	600	$875	$1.46	43d	1	1.44mi

Listing history 19 events

1. 2026-06-19
   days on market $47,000 Active 129 DOM
2. 2026-06-18
   days on market $47,000 Active 128 DOM
3. 2026-06-17
   days on market $47,000 Active 127 DOM
4. 2026-06-16
   days on market $47,000 Active 126 DOM
5. 2026-06-15
   days on market $47,000 Active 125 DOM
6. 2026-06-14
   days on market $47,000 Active 123 DOM
7. 2026-06-12
   days on market $47,000 Active 122 DOM
8. 2026-06-09
   days on market $47,000 Active 119 DOM
9. 2026-06-08
   days on market $47,000 Active 118 DOM
10. 2026-06-07
    days on market $47,000 Active 117 DOM
11. 2026-06-03
    days on market $47,000 Active 113 DOM
12. 2026-06-02
    days on market $47,000 Active 112 DOM
13. 2026-06-01
    days on market $47,000 Active 111 DOM
14. 2026-05-31
    days on market $47,000 Active 110 DOM
15. 2026-05-30
    days on market $47,000 Active 109 DOM
16. 2026-04-25
    price $47,000 999-char remark

    Show marketing remark (999 chars)

    Seller is motivated to sell!!!!!! Excellent investment opportunity on a desirable corner lot with strong upside potential. This property offers a true blank slate. The fully insulated detached garage is ideal for year-round use and features brand-new electrical throughout, new windows, and two separate access points, offering flexible use and potential short-term rental opportunities (buyer to verify). The garage is plumbed for an additional bathroom with waste lines tied in, rough-ins in place; bathroom amenities need to be set. Included with the sale is a shower set, shower insert, and drain pan, along with enough new 20-mil wear layer luxury vinyl plank flooring to complete the entire garage. A 12,000 BTU mini-split system, all new windows for house, & extra LVP flooring are also included. Extra storage is provided by a 12x20 shed. Rear alley access adds convenience, and a new brick foundation completed in 2024 provides long-term structural value. Property is being sold as-is.

17. 2026-04-18
    price $55,000 999-char remark

    Show marketing remark (999 chars)

    Seller is motivated to sell!!!!!! Excellent investment opportunity on a desirable corner lot with strong upside potential. This property offers a true blank slate. The fully insulated detached garage is ideal for year-round use and features brand-new electrical throughout, new windows, and two separate access points, offering flexible use and potential short-term rental opportunities (buyer to verify). The garage is plumbed for an additional bathroom with waste lines tied in, rough-ins in place; bathroom amenities need to be set. Included with the sale is a shower set, shower insert, and drain pan, along with enough new 20-mil wear layer luxury vinyl plank flooring to complete the entire garage. A 12,000 BTU mini-split system, all new windows for house, & extra LVP flooring are also included. Extra storage is provided by a 12x20 shed. Rear alley access adds convenience, and a new brick foundation completed in 2024 provides long-term structural value. Property is being sold as-is.

18. 2026-02-10
    listed $65,000 Active 999-char remark

    Show marketing remark (999 chars)

    Seller is motivated to sell!!!!!! Excellent investment opportunity on a desirable corner lot with strong upside potential. This property offers a true blank slate. The fully insulated detached garage is ideal for year-round use and features brand-new electrical throughout, new windows, and two separate access points, offering flexible use and potential short-term rental opportunities (buyer to verify). The garage is plumbed for an additional bathroom with waste lines tied in, rough-ins in place; bathroom amenities need to be set. Included with the sale is a shower set, shower insert, and drain pan, along with enough new 20-mil wear layer luxury vinyl plank flooring to complete the entire garage. A 12,000 BTU mini-split system, all new windows for house, & extra LVP flooring are also included. Extra storage is provided by a 12x20 shed. Rear alley access adds convenience, and a new brick foundation completed in 2024 provides long-term structural value. Property is being sold as-is.

19. 2007-05-31
    soldstatus $15,000

ⓘ 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: $129 · $11/mo
• Projected year-2 tax: $404 · $34/mo
• Expected delta: +$275/yr (+$23/mo · 213.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,285
• − Mortgage interest: −$2,633
• − Property taxes: −$129
• − Insurance: −$235
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$1,367
• Taxable income: $6,796
• Est. tax owed @ 24.0%: −$1,631
• After-tax cash flow: $5,543/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

+213.3% since first listed

4 events — show timeline

• 2026-04-25 Price Changed $47,000 WKRMLS
• 2026-04-18 Price Changed $55,000 WKRMLS
• 2026-02-10 Listed $65,000 WKRMLS
• 2007-05-31 Sold (Public Records) $15,000 Public Records

Property tax history

-13.1%/yr

Latest (2025): $129 · -67.5% YoY. Source: county tax records.