4939 Reidland Rd · Reidland, KY 42003

$35,000

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 21 Days on market

Built 1961 6,970 sqft lot

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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
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4939 Reidland Road Paducah. Located on a triangular shaped lot at the intersection of Reidland Rd and Martin Rd. Home features 2-3 bedrooms 1 bath, open living, dining & kitchen area. Equal Housing Opportunity. Sold in its current as is where is condition. HUD#201-519082.

Key facts

• Rental addition
• Blank canvas
• Kitchen empty

Tags

• RENOVATION PROJECT
• RENTAL ADDITION
• BLANK CANVAS
• HEAVY LIFTING OF DEMOLITION
• INTERIOR CLEARED OUT
• KITCHEN EMPTY

Property features AI

Exterior

• Utilities: Public water; Natural gas available
• Home design: Single-family residence; Single story
• Construction: Block and vinyl siding construction; Composition roof
• Exterior features: Level, corner lot

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; Storm windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.0% vs local median 3.8% in Reidland — 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 70/100 on livability (#162 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mccracken County (town): math 41% / reading 52% proficiency, ranked #16 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reidland Elementary School (math 22% / reading 32%, grade F, #434 of 676 statewide, top 69%, 587 students, 70% FRL); Reidland Middle School (math 36% / reading 47%, grade F, #51 of 217 statewide, top 24%, 330 students, 64% FRL); Mccracken County High School (math 30% / reading 44%, grade F, #58 of 254 statewide, top 27%, 1,999 students, 43% FRL) — zoned schools average 59% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 268 active listings in the ZIP; 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 $242 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $19k; list at $35k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.22% ✓
• Cap rate: 28.02%
• Cash-on-cash: 77.60%
• DSCR: 4.45
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $76,310
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4939 Reidland Rd	0.00mi	2/1.0	1,174 (0%)	0mo	$28,000	$24	100
5225 Reidland Rd	0.54mi	2/1.0	1,178 (+0%)	8mo	$76,000	$65	68
5045 I.c. Ave	0.32mi	2/1.0	1,000 (-15%)	9mo	$55,000	$55	53
205 Myrna Dr	0.32mi	3/2.0 (+1)	1,342 (+14%)	24mo	$125,000	$93	32

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: 77.6%
• Equity multiple: 4.54×
• Total profit: $34,717
• Equity at exit: $5,219

10-year hold

• IRR: 81.2%
• Equity multiple: 9.40×
• Total profit: $82,310
• Equity at exit: $3,026

Cash invested: $9,800 (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 42003

• Home prices YoY: -19.8%
• Active inventory: 268
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $634

Break-even live

Break-even rent $325

Max offer price $35,000

Occupancy floor 39%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   days on market $35,000 Active 21 DOM
2. 2026-06-16
   days on market $35,000 Active 20 DOM
3. 2026-06-15
   days on market $35,000 Active 19 DOM
4. 2026-06-14
   days on market $35,000 Active 17 DOM
5. 2026-06-12
   days on market $35,000 Active 16 DOM
6. 2026-06-09
   days on market $35,000 Active 13 DOM
7. 2026-06-08
   days on market $35,000 Active 12 DOM
8. 2026-06-07
   days on market $35,000 Active 11 DOM
9. 2026-06-05
   days on market $35,000 Active 8 DOM
10. 2026-06-03
    days on market $35,000 Active 7 DOM
11. 2026-06-02
    days on market $35,000 Active 6 DOM
12. 2026-06-01
    days on market $35,000 Active 5 DOM
13. 2026-05-31
    days on market $35,000 Active 4 DOM
14. 2026-05-30
    days on market $35,000 Active 3 DOM
15. 2026-05-28
    listed $35,000 Active
16. 2020-03-20
    soldstatus $19,000 278-char remark

    Show marketing remark (278 chars)

    4939 Reidland Road Paducah. Located on a triangular shaped lot at the intersection of Reidland Rd and Martin Rd. Home features 2-3 bedrooms 1 bath, open living, dining & kitchen area. Equal Housing Opportunity. Sold in its current as is where is condition. HUD#201-519082.

17. 2019-11-14
    listed $20,000 278-char remark

    Show marketing remark (278 chars)

    4939 Reidland Road Paducah. Located on a triangular shaped lot at the intersection of Reidland Rd and Martin Rd. Home features 2-3 bedrooms 1 bath, open living, dining & kitchen area. Equal Housing Opportunity. Sold in its current as is where is condition. HUD#201-519082.

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $699 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,521
• − Mortgage interest: −$1,961
• − Property taxes: −$699
• − Insurance: −$175
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$1,018
• Taxable income: $7,505
• Est. tax owed @ 24.0%: −$1,801
• After-tax cash flow: $5,804/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: Mccracken County
• NCES district ID: 2103960
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $49,976
• Composite: 39.84/100
• National rank: #3871
• State rank: #16 of 165 in KY

Livability — Reidland

• Score: 70/100
• State rank: #162
• US rank: #8099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidland, KY
• Population (ZIP): 29,384

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -58.31%
• Current HPI: 236.3013
• 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

+75.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $35,000 WKRMLS
• 2020-03-20 Sold (MLS) $19,000 WKRMLS
• 2019-11-14 Listed $20,000 WKRMLS

Property tax history

+4.9%/yr

Latest (2025): $699 · -1.8% YoY. Source: county tax records.