171 Fisher Blvd · Reidland, KY 42003

$179,900

3 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 123 Days on market

Built 1971 0.35 ac lot $122/sqft · 10% below area Est $199k · 9% under

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Why this score? — see what drove the F 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).

• ARV discount +11.8/15.0
• Cash flow +4.4/30.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW UPDATES SINCE LISTING! This 4 bed, 2 bath Reidland home just keeps getting better! Attached garage can hold 2 cars, fenced in back yard, new roof in 2024, brand new dishwasher and newer kitchen appliances. 4th bedroom wall was added to create extra room and could be removed back to original dining area if desired. Home warranty can be transferred to new owners as well, just include it in the offer. Sellers are highly motivated and ready for their next chapter. If you're looking for space, you need to look here! OPEN HOUSE: Sunday April 26 2-4 pm. Realtors welcome, represented buyers welcome.

Key facts

• New tile
• Fenced in back yard
• New roof

Tags

• FENCED IN BACK YARD
• NEW ROOF
• NEW TILE
• NEWER KITCHEN APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (52.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (52.8% below list).
• Recommended offer: $85k (52.8% below list) — sets the bar for 1% rule.

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.
• Market conditions: 268 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $180k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000 (52.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.47% ✗
• Cap rate: 3.16%
• Cash-on-cash: -11.17%
• DSCR: 0.50
• GRM: 17.6

CMA / ARV

• ARV (median comp): $198,664
• List price: $179,900
• Delta: -9.45%
• 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
125 Calvert Dr	0.28mi	3/2.0	1,544 (+4%)	2mo	$180,000	$117	78
5649 Benton Rd	0.26mi	3/2.5	1,585 (+7%)	4mo	$219,000	$138	70
169 Reid Cr Cir	0.10mi	3/2.0	1,539 (+4%)	24mo	$207,600	$135	69
157 Calvert Dr	0.27mi	3/1.0	1,602 (+8%)	8mo	$190,000	$119	63
5940 Merrydale Dr	0.53mi	3/2.0	1,608 (+9%)	1mo	$245,900	$153	60
260 Riverside Dr	0.55mi	3/2.0	1,540 (+4%)	10mo	$180,900	$117	59
246 Anita Dr	0.49mi	3/2.0	1,658 (+12%)	1mo	$216,000	$130	56
205 Riverside Dr	0.48mi	2/1.0 (-1)	1,518 (+3%)	12mo	$75,000	$49	54
121 Lakeside Dr	0.74mi	3/1.5	1,384 (-6%)	3mo	$135,000	$98	50
290 Riverside Dr	0.55mi	3/1.0	1,504 (+2%)	23mo	$99,757	$66	48
232 Anita Dr	0.45mi	3/2.0	1,612 (+9%)	21mo	$206,000	$128	47
156 Calvert Dr	0.31mi	4/2.0 (+1)	1,677 (+13%)	20mo	$178,000	$106	42

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: -40.1%
• Equity multiple: -0.26×
• Total profit: $-63,269
• Equity at exit: $26,824

10-year hold

• IRR: -64.2%
• Equity multiple: -0.97×
• Total profit: $-99,052
• Equity at exit: $15,554

Cash invested: $50,372 (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: 17.6×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-536

Break-even live

Break-even rent $1,528

Max offer price $85,296

Occupancy floor —

Sensitivity live

Price	-10% $-434	-5% $-485	+0% $-536	+5% $-586	+10% $-637
Rent	-10% $-603	-5% $-569	+0% $-536	+5% $-502	+10% $-468
Rate	-1.0pp $-445	-0.5pp $-490	base $-536	+0.5pp $-582	+1.0pp $-630

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Molloy Ct Unit 103 Paducah, KY	2.0	1.0	1000	$850	$0.85	45d	1	1.07mi

Listing history 24 events

1. 2026-06-21
   days on market $179,900 Active 123 DOM
2. 2026-06-19
   days on market $179,900 Active 121 DOM
3. 2026-06-18
   days on market $179,900 Active 120 DOM
4. 2026-06-17
   days on market $179,900 Active 119 DOM
5. 2026-06-16
   days on market $179,900 Active 118 DOM
6. 2026-06-15
   days on market $179,900 Active 117 DOM
7. 2026-06-14
   days on market $179,900 Active 115 DOM
8. 2026-06-12
   days on market $179,900 Active 114 DOM
9. 2026-06-09
   days on market $179,900 Active 111 DOM
10. 2026-06-08
    days on market $179,900 Active 110 DOM
11. 2026-06-07
    days on market $179,900 Active 109 DOM
12. 2026-06-05
    days on market $179,900 Active 106 DOM
13. 2026-06-03
    days on market $179,900 Active 105 DOM
14. 2026-06-02
    days on market $179,900 Active 104 DOM
15. 2026-06-01
    days on market $179,900 Active 103 DOM
16. 2026-05-31
    days on market $179,900 Active 102 DOM
17. 2026-05-30
    days on market $179,900 Active 101 DOM
18. 2026-05-08
    price $179,900 603-char remark

    Show marketing remark (603 chars)

    NEW UPDATES SINCE LISTING! This 4 bed, 2 bath Reidland home just keeps getting better! Attached garage can hold 2 cars, fenced in back yard, new roof in 2024, brand new dishwasher and newer kitchen appliances. 4th bedroom wall was added to create extra room and could be removed back to original dining area if desired. Home warranty can be transferred to new owners as well, just include it in the offer. Sellers are highly motivated and ready for their next chapter. If you're looking for space, you need to look here! OPEN HOUSE: Sunday April 26 2-4 pm. Realtors welcome, represented buyers welcome.

19. 2026-04-01
    price $185,000 603-char remark

    Show marketing remark (603 chars)

    NEW UPDATES SINCE LISTING! This 4 bed, 2 bath Reidland home just keeps getting better! Attached garage can hold 2 cars, fenced in back yard, new roof in 2024, brand new dishwasher and newer kitchen appliances. 4th bedroom wall was added to create extra room and could be removed back to original dining area if desired. Home warranty can be transferred to new owners as well, just include it in the offer. Sellers are highly motivated and ready for their next chapter. If you're looking for space, you need to look here! OPEN HOUSE: Sunday April 26 2-4 pm. Realtors welcome, represented buyers welcome.

20. 2026-03-12
    price $189,000 603-char remark

    Show marketing remark (603 chars)

    NEW UPDATES SINCE LISTING! This 4 bed, 2 bath Reidland home just keeps getting better! Attached garage can hold 2 cars, fenced in back yard, new roof in 2024, brand new dishwasher and newer kitchen appliances. 4th bedroom wall was added to create extra room and could be removed back to original dining area if desired. Home warranty can be transferred to new owners as well, just include it in the offer. Sellers are highly motivated and ready for their next chapter. If you're looking for space, you need to look here! OPEN HOUSE: Sunday April 26 2-4 pm. Realtors welcome, represented buyers welcome.

21. 2026-02-18
    listed $194,500 Active 603-char remark

    Show marketing remark (603 chars)

    NEW UPDATES SINCE LISTING! This 4 bed, 2 bath Reidland home just keeps getting better! Attached garage can hold 2 cars, fenced in back yard, new roof in 2024, brand new dishwasher and newer kitchen appliances. 4th bedroom wall was added to create extra room and could be removed back to original dining area if desired. Home warranty can be transferred to new owners as well, just include it in the offer. Sellers are highly motivated and ready for their next chapter. If you're looking for space, you need to look here! OPEN HOUSE: Sunday April 26 2-4 pm. Realtors welcome, represented buyers welcome.

22. 2016-03-28
    soldstatus $110,000 176-char remark

    Show marketing remark (176 chars)

    Nicely kept 3 bedroom 2 bath Ranch with 2 car attached garage. Nice landscape and storage building. House has been pre-inspected. Seller is offering a 1 year HSA Home Warranty.

23. 2015-11-10
    listed $114,900 176-char remark

    Show marketing remark (176 chars)

    Nicely kept 3 bedroom 2 bath Ranch with 2 car attached garage. Nice landscape and storage building. House has been pre-inspected. Seller is offering a 1 year HSA Home Warranty.

24. 1975-07-01
    soldstatus $31,000

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$81/yr (+$7/mo · 5.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,200
• − Mortgage interest: −$10,077
• − Property taxes: −$1,466
• − Insurance: −$1,697
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$5,233
• Taxable loss: −$9,906
• Est. tax savings @ 24.0%: +$2,377
• After-tax cash flow: $-4,049/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

+480.3% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $179,900 WKRMLS
• 2026-04-01 Price Changed $185,000 WKRMLS
• 2026-03-12 Price Changed $189,000 WKRMLS
• 2026-02-18 Listed $194,500 WKRMLS
• 2016-03-28 Sold (MLS) $110,000 WKRMLS
• 2015-11-10 Listed $114,900 WKRMLS
• 1975-07-01 Sold (Public Records) $31,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,466 · -1.8% YoY. Source: county tax records.