2516 Harrison St · Paducah, KY 42001

$159,900

3 bd · 1.0 ba · 1,668 sqft · SingleFamily public records · 33 Days on market

Built 1951 8,276 sqft lot $96/sqft · 16% below area Est $194k · 18% under

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Why this score? — see what drove the C- 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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

Beautifully renovated and move-in ready, this spacious 3 bedroom, 2 bath home combines classic charm with extensive modern updates. From the moment you arrive, you’ll appreciate the fresh exterior improvements including new siding, windows, and roof that add both curb appeal and peace of mind. Inside, the home has been thoughtfully updated with new flooring, kitchen cabinets, plumbing and electrical repairs and updates, plus a new water heater. Comfort was a priority in the renovation, featuring updated heating and cooling systems, new ductwork, central air, natural gas forced-air heat, and a ductless HVAC system upstairs for added efficiency and comfort. The flexible layout offers pl

Key facts

• Plumbing updates
• New siding
• New flooring

Tags

• NEW SIDING
• NEW WINDOWS
• NEW ROOF
• NEW FLOORING
• NEW KITCHEN CABINETS
• PLUMBING UPDATES

Property features AI

Finance

• Other: Located in the Clayshire subdivision

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Residential single-family home; Single-story (entry level not specified)
• Construction: Vinyl siding; Composition roof
• Exterior features: Level lot; Gravel road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Cooktop
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Microwave; Refrigerator; Cooktop; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $62 ($740/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 $148k (7.6% below list).
• Recommended offer: $148k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 248 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 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $160k implies a 344% gain — meaningful room to come down on a strong offer.

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 $147,680 (7.6% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $194,458
• List price: $159,900
• Delta: -17.77%
• 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
2501 Clay St	0.11mi	3/1.5	1,573 (-6%)	2mo	$194,000	$123	82
2542 Monroe St	0.17mi	4/2.0 (+1)	1,668 (0%)	2mo	$187,000	$112	81
2400 Harrison St	0.11mi	3/2.0	1,582 (-5%)	2mo	$205,000	$130	81
2544 Trimble St	0.16mi	3/2.0	1,755 (+5%)	2mo	$239,000	$136	78
2432 Madison St	0.09mi	3/1.5	1,522 (-9%)	4mo	$70,000	$46	76
2213 Monroe St	0.26mi	2/1.0 (-1)	1,699 (+2%)	7mo	$175,000	$103	74
2562 Clay St	0.12mi	2/1.0 (-1)	1,558 (-7%)	7mo	$54,000	$35	73
2516 Clark St	0.55mi	4/2.0 (+1)	1,653 (-1%)	0mo	$200,000	$121	64
2617 Jefferson St	0.21mi	3/1.0	1,450 (-13%)	6mo	$200,000	$138	63
2222 Madison St	0.22mi	3/2.0	1,451 (-13%)	2mo	$180,000	$124	62
2605 Adams St	0.61mi	3/2.0	1,723 (+3%)	5mo	$178,000	$103	58
815 N 22nd St	0.51mi	4/2.0 (+1)	1,551 (-7%)	6mo	$171,000	$110	51

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-21,963
• Equity at exit: $23,842

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-13,979
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $62

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 91%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1643 Monroe St Apt A Paducah, KY	2.0	1.0	1127	$1,250	$1.11	43d	1	0.68mi

Listing history 17 events

1. 2026-06-19
   days on market $159,900 Active 33 DOM
2. 2026-06-18
   days on market $159,900 Active 32 DOM
3. 2026-06-17
   days on market $159,900 Active 31 DOM
4. 2026-06-16
   days on market $159,900 Active 30 DOM
5. 2026-06-15
   days on market $159,900 Active 29 DOM
6. 2026-06-14
   days on market $159,900 Active 27 DOM
7. 2026-06-12
   days on market $159,900 Active 26 DOM
8. 2026-06-09
   pricedays on market $159,900 Active 23 DOM
9. 2026-06-08
   days on market $169,900 Active 22 DOM
10. 2026-06-07
    days on market $169,900 Active 21 DOM
11. 2026-06-03
    days on market $169,900 Active 17 DOM
12. 2026-06-02
    status $169,900 Active 16 DOM
13. 2026-05-31
    status $169,900 Pending 16 DOM
14. 2026-05-31
    days on market $169,900 Active 16 DOM
15. 2026-05-30
    days on market $169,900 Active 15 DOM
16. 2026-05-15
    listed $169,900 Active 970-char remark
17. 1979-09-01
    soldstatus $36,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7% 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: $17,722
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$4,652
• Taxable loss: −$1,920
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,201/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

+344.2% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $159,900 WKRMLS
• 2026-06-02 Relisted — WKRMLS
• 2026-05-31 Pending — WKRMLS
• 2026-05-15 Listed $169,900 WKRMLS
• 1979-09-01 Sold (Public Records) $36,000 Public Records

Property tax history

-29.6%/yr

Latest (2025): $54 · -88.8% YoY. Source: county tax records.