2211 Dixie Ave · Farley, KY 42003

$89,900

2 bd · 1.0 ba · 1,017 sqft · SingleFamily public records · 43 Days on market

0.62 ac lot $88/sqft · 10% below area Est $110k · 18% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Paducah Gem for Sale - $54,900! Nestled in the heart of Paducah, Kentucky, this delightful 1150 sf home on . 62 acres offers a cozy retreat with a touch of mid century appeal. Listed at an inviting $54,900, this home features a spacious layout, and shines with 1 bedroom plus office or hobby room, and 1 bathroom, perfect for a single dweller or a cozy couple. Situated in a residential area with central heating and cooling, ensuring year-round comfort. Enjoy the enclosed porch and patio deck, ideal for morning coffees or evening relaxation. This home is ready for your personal touches and a new owner! The ranch-style design adds a distinctive character, don’t miss out on this vibrant opportunity to own a slice of Paducah paradise.

Key facts

• 0.62 acre lot
• Listed 42 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; Single story
• Construction: Frame construction; Vinyl siding
• Exterior features: Metal roof; Outbuilding; Wooded lot; Gravel road access

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Dishwasher; Refrigerator; Cooktop; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#359 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: employment D, amenities F, commute 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $48k; list at $90k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (median comp): $109,702
• List price: $89,900
• Delta: -18.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2243 Dixie Ave	0.14mi	2/1.0	1,000 (-2%)	7mo	$54,000	$54	85
2140 Dixie Ave	0.10mi	2/1.0	1,000 (-2%)	15mo	$138,000	$138	80
2135 Sunset Dr	0.22mi	3/1.0 (+1)	1,048 (+3%)	9mo	$119,900	$114	72
1031 Vasseur Ave	0.25mi	3/1.5 (+1)	1,056 (+4%)	19mo	$125,000	$118	59
1010 Yarbro Ln	0.58mi	3/1.0 (+1)	1,037 (+2%)	10mo	$125,000	$121	56
289 Clements St	0.71mi	2/1.0	1,040 (+2%)	24mo	$85,000	$82	43
290 Clements St	0.69mi	3/1.0 (+1)	1,140 (+12%)	5mo	$106,000	$93	38
513 Thurman St	0.42mi	3/2.0 (+1)	1,158 (+14%)	17mo	$143,000	$123	34
424 Kinkead St	0.67mi	1/1.0 (-1)	873 (-14%)	11mo	$14,000	$16	31
1942 Hendricks St	0.54mi	3/2.0 (+1)	1,150 (+13%)	18mo	$94,000	$82	29

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,434
• Equity at exit: $13,404

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $26,072
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $283

Break-even live

Break-even rent $681

Max offer price $89,900

Occupancy floor 68%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $89,900 Active 43 DOM
2. 2026-06-18
   days on market $89,900 Active 42 DOM
3. 2026-06-17
   days on market $89,900 Active 41 DOM
4. 2026-06-16
   days on market $89,900 Active 40 DOM
5. 2026-06-15
   days on market $89,900 Active 39 DOM
6. 2026-06-14
   days on market $89,900 Active 37 DOM
7. 2026-06-12
   days on market $89,900 Active 36 DOM
8. 2026-06-09
   days on market $89,900 Active 33 DOM
9. 2026-06-08
   days on market $89,900 Active 32 DOM
10. 2026-06-07
    days on market $89,900 Active 31 DOM
11. 2026-06-05
    days on market $89,900 Active 28 DOM
12. 2026-06-03
    days on market $89,900 Active 27 DOM
13. 2026-06-02
    days on market $89,900 Active 26 DOM
14. 2026-06-01
    days on market $89,900 Active 25 DOM
15. 2026-05-31
    days on market $89,900 Active 24 DOM
16. 2026-05-30
    days on market $89,900 Active 23 DOM
17. 2026-05-07
    listed $89,900 Active 531-char remark
18. 2025-12-05
    soldstatus $48,500 Closed 745-char remark

    Show marketing remark (745 chars)

    Paducah Gem for Sale - $54,900! Nestled in the heart of Paducah, Kentucky, this delightful 1150 sf home on . 62 acres offers a cozy retreat with a touch of mid century appeal. Listed at an inviting $54,900, this home features a spacious layout, and shines with 1 bedroom plus office or hobby room, and 1 bathroom, perfect for a single dweller or a cozy couple. Situated in a residential area with central heating and cooling, ensuring year-round comfort. Enjoy the enclosed porch and patio deck, ideal for morning coffees or evening relaxation. This home is ready for your personal touches and a new owner! The ranch-style design adds a distinctive character, don’t miss out on this vibrant opportunity to own a slice of Paducah paradise.

19. 2025-10-02
    listed $52,500 Active 745-char remark

    Show marketing remark (745 chars)

    Paducah Gem for Sale - $54,900! Nestled in the heart of Paducah, Kentucky, this delightful 1150 sf home on . 62 acres offers a cozy retreat with a touch of mid century appeal. Listed at an inviting $54,900, this home features a spacious layout, and shines with 1 bedroom plus office or hobby room, and 1 bathroom, perfect for a single dweller or a cozy couple. Situated in a residential area with central heating and cooling, ensuring year-round comfort. Enjoy the enclosed porch and patio deck, ideal for morning coffees or evening relaxation. This home is ready for your personal touches and a new owner! The ranch-style design adds a distinctive character, don’t miss out on this vibrant opportunity to own a slice of Paducah paradise.

20. 2006-08-24
    soldstatus $23,000
21. 2000-11-01
    soldstatus $15,510

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: +$420/yr (+$35/mo · 118.7%)

ⓘ 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 · 19 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: $12,479
• − Mortgage interest: −$5,036
• − Property taxes: −$353
• − Insurance: −$450
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,615
• Taxable income: $2,029
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $2,911/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 — Farley

• Score: 62/100
• State rank: #359
• US rank: #17178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farley, 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

+479.6% since first listed

5 events — show timeline

• 2026-05-07 Listed $89,900 WKRMLS
• 2025-12-05 Sold (MLS) $48,500 WKRMLS
• 2025-10-02 Listed $52,500 WKRMLS
• 2006-08-24 Sold (Public Records) $23,000 Public Records
• 2000-11-01 Sold (Public Records) $15,510 Public Records

Property tax history

-1.1%/yr

Latest (2025): $353 · -8.6% YoY. Source: county tax records.