752 N 26th St · Paducah, KY 42001

$130,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 23 Days on market

Built 1951 6,970 sqft lot Est $92k · 42% over

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Why this score? — see what drove the D- 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 +18.9/30.0
• DSCR +5.9/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers - over asking price.

Key facts

• Covered porches
• Utility area
• Fenced in backyard

Tags

• MOVE IN READY
• OPEN LIVING SPACE
• CHARMING EAT IN KITCHEN
• UTILITY AREA
• COVERED PORCHES
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction; Composition roof
• Exterior features: Covered patio

Interior

• Kitchen: Refrigerator; Cooktop; Microwave
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (11.9% below list).
• Recommended offer: $115k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 252 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $899 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $114,510 (11.9% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $91,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 N 23rd St	0.22mi	3/1.0	1,006 (-0%)	3mo	$28,000	$28	87
806 H C Mathis Dr	0.08mi	2/1.0 (-1)	978 (-3%)	2mo	$87,000	$89	84
733 N 26th St	0.05mi	2/1.0 (-1)	952 (-6%)	1mo	$106,000	$111	83
752 H C Mathis Dr	0.07mi	2/1.0 (-1)	960 (-5%)	1mo	$51,000	$53	83
725 N 24th St	0.11mi	2/1.0 (-1)	1,082 (+7%)	3mo	$120,000	$111	75
906 N 26th St	0.13mi	3/1.0	864 (-14%)	0mo	$78,000	$90	70
915 N 25th St	0.15mi	3/1.0	864 (-14%)	4mo	$105,000	$122	66
1407 North 12th St	0.71mi	3/1.0	1,014 (+1%)	1mo	$92,500	$91	65
820 N 23rd St	0.21mi	2/1.0 (-1)	1,158 (+15%)	4mo	$105,000	$91	57
1920 Harrison St	0.52mi	2/1.0 (-1)	1,100 (+9%)	3mo	$19,900	$18	53
2104 Harrison St	0.48mi	2/2.0 (-1)	1,145 (+14%)	3mo	$218,500	$191	43
1626 Park Ave	0.63mi	2/2.0 (-1)	1,142 (+13%)	3mo	$230,000	$201	37

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-12,659
• Equity at exit: $19,383

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-367
• Equity at exit: $11,240

Cash invested: $36,400 (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: 252
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$682
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $133

Break-even live

Break-even rent $977

Max offer price $130,000

Occupancy floor 83%

Sensitivity live

Price	-10% $207	-5% $170	+0% $133	+5% $96	+10% $59
Rent	-10% $42	-5% $88	+0% $133	+5% $178	+10% $223
Rate	-1.0pp $198	-0.5pp $166	base $133	+0.5pp $99	+1.0pp $65

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2741 Trimble St Unit 27195 Paducah, KY	2.0	1.0	850	$725	$0.85	45d	1	0.39mi
2991 Clay St Unit 06 Paducah, KY	2.0	1.0	974	$715	$0.73	45d	1	0.66mi
2967 Harrison St Paducah, KY	1.0–2.0	1.0	725	$915	$1.26	45d	1	0.69mi
1900 Jefferson St Paducah, KY	2.0	1.0	800	$1,400	$1.75	45d	1	0.79mi
1643 Monroe St Apt A Paducah, KY	2.0	1.0	1127	$1,250	$1.11	45d	1	0.81mi

Listing history 21 events

1. 2026-06-21
   days on market $130,000 Active 23 DOM
2. 2026-06-19
   days on market $130,000 Active 21 DOM
3. 2026-06-18
   days on market $130,000 Active 20 DOM
4. 2026-06-17
   days on market $130,000 Active 19 DOM
5. 2026-06-16
   days on market $130,000 Active 18 DOM
6. 2026-06-15
   days on market $130,000 Active 17 DOM
7. 2026-06-14
   days on market $130,000 Active 15 DOM
8. 2026-06-12
   days on market $130,000 Active 14 DOM
9. 2026-06-09
   days on market $130,000 Active 11 DOM
10. 2026-06-08
    days on market $130,000 Active 10 DOM
11. 2026-06-07
    days on market $130,000 Active 9 DOM
12. 2026-06-03
    days on market $130,000 Active 5 DOM
13. 2026-06-02
    days on market $130,000 Active 4 DOM
14. 2026-06-01
    days on market $130,000 Active 3 DOM
15. 2026-05-31
    days on market $130,000 Active 2 DOM
16. 2026-05-29
    listed $130,000 Active
17. 2024-03-22
    soldstatus $120,000
18. 2024-03-21
    soldstatus $120,000 Closed 37-char remark

    Show marketing remark (37 chars)

    Multiple offers - over asking price.

19. 2024-02-06
    listed $114,900 Active 37-char remark

    Show marketing remark (37 chars)

    Multiple offers - over asking price.

20. 2017-08-18
    soldstatus $67,500 262-char remark

    Show marketing remark (262 chars)

    New heat & air, nice landscaping, blacktop driveway, new flooring, newer windows, newer gas water heater. Rooms are a nice color with updated fans & lighting, nice baseboards and crown molding, house is clean and neat. There is an alley in the back.

21. 2017-07-07
    listed $69,900 262-char remark

    Show marketing remark (262 chars)

    New heat & air, nice landscaping, blacktop driveway, new flooring, newer windows, newer gas water heater. Rooms are a nice color with updated fans & lighting, nice baseboards and crown molding, house is clean and neat. There is an alley in the back.

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$688/yr (+$57/mo · 160.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% 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 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: $13,741
• − Mortgage interest: −$7,282
• − Property taxes: −$430
• − Insurance: −$650
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$3,782
• Taxable loss: −$601
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,739/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

+86.0% since first listed

6 events — show timeline

• 2026-05-29 Listed $130,000 WKRMLS
• 2024-03-22 Sold (Public Records) $120,000 Public Records
• 2024-03-21 Sold (MLS) $120,000 WKRMLS
• 2024-02-06 Listed $114,900 WKRMLS
• 2017-08-18 Sold (MLS) $67,500 WKRMLS
• 2017-07-07 Listed $69,900 WKRMLS

Property tax history

-6.4%/yr

Latest (2025): $430 · +37.6% YoY. Source: county tax records.