403 N 19th St · Paducah, KY 42001

$219,900

6 bd · 3.0 ba · 2,500 sqft · MultiFamily · 22 Days on market

Fair condition 3,049 sqft lot

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Income-generating duplex located in Paducah! One side is currently leased to a long-term tenant at $1,000/month. The tenant is interested in relocating to the updated vacant side, offering potential for increased rental income after light improvements to the current unit. The vacant side features 3 bedrooms and 1 full bath, all on one level. The occupied unit offers 3 bedrooms and 2 full baths, with all three bedrooms upstairs. With both units offering strong rental potential, this property presents a great opportunity for an investor or owner-occupant looking to offset their living expenses.

Key facts

• Completely renovated
• Convenient location
• Move in ready

Tags

• COMPLETELY RENOVATED
• MOVE IN READY
• CONVENIENT LOCATION

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Duplex residential income property; 2 stories
• Construction: Frame construction with vinyl siding; Shingle roof
• Exterior features: Level lot; Subdivision: Terrell's Fountain Park

Interior

• Flooring: Concrete; Vinyl; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating
• Interior features: Concrete, vinyl, and wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive. Per door: $326/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 252 active listings in the ZIP; 187 units permitted in McCracken County in 2024 (104 in 5+ unit buildings).
• At $2,748/mo this rent would consume 46% of the median local household income ($71k/yr) (locally 1001% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $216,601 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $5,886
• Equity at exit: $32,788

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $58,703
• Equity at exit: $19,013

Cash invested: $61,572 (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: 13.3×

Monthly cashflow live

• Estimated rent: $2,748 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $651

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 71%

Sensitivity live

Price	-10% $803	-5% $727	+0% $651	+5% $575	+10% $499
Rent	-10% $434	-5% $543	+0% $651	+5% $760	+10% $868
Rate	-1.0pp $762	-0.5pp $707	base $651	+0.5pp $594	+1.0pp $536

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,748
Total (2 units)			$2,748

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $219,900 Active 22 DOM
2. 2026-06-21
   days on market $219,900 Active 21 DOM
3. 2026-06-19
   days on market $219,900 Active 19 DOM
4. 2026-06-18
   price $219,900 Active 18 DOM
5. 2026-06-18
   days on market $239,900 Active 18 DOM
6. 2026-06-17
   days on market $239,900 Active 17 DOM
7. 2026-06-16
   days on market $239,900 Active 16 DOM
8. 2026-06-15
   days on market $239,900 Active 15 DOM
9. 2026-06-14
   days on market $239,900 Active 13 DOM
10. 2026-06-12
    days on market $239,900 Active 12 DOM
11. 2026-06-09
    days on market $239,900 Active 9 DOM
12. 2026-06-08
    days on market $239,900 Active 8 DOM
13. 2026-06-07
    days on market $239,900 Active 7 DOM
14. 2026-06-03
    days on market $239,900 Active 3 DOM
15. 2026-06-02
    days on market $239,900 Active 2 DOM
16. 2026-06-01
    remarks 695-char remark
17. 2026-06-01
    listed $239,900 Active 1 DOM

ⓘ 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 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: $32,976
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,638
• − Management: −$2,638
• − Depreciation: −$6,397
• Taxable income: $4,587
• Est. tax owed @ 24.0%: −$1,101
• After-tax cash flow: $6,714/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.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

This duplex is in fair condition with some cosmetic repairs and maintenance needed. Upgrading the exterior lighting, refreshing the interior paint, and maintaining the landscaping can significantly improve its value and attract potential buyers or tenants.

Repairs flagged

• Minor exterior lighting — The exterior lighting fixture is in need of cleaning or replacement.
• Minor interior paint — The interior walls and paint show some wear and could benefit from a fresh coat.
• Minor flooring — The carpeted flooring in the visible areas shows some wear and could benefit from cleaning or replacement.
• Minor bathroom fixtures — The bathroom fixtures appear to be in fair condition but could benefit from cleaning or minor repairs.
• Minor kitchen appliances — The kitchen appliances appear to be in fair condition but could benefit from cleaning or minor repairs.
• Minor landscaping — The landscaping and curb appeal show signs of overgrowth and could benefit from trimming and maintenance.

Value-add opportunities

• Rental exterior lighting — Upgrading the exterior lighting can improve curb appeal and attract potential tenants.
• Both interior paint — Refreshing the interior paint can improve the home's appearance and increase its value.
• Both landscaping — Maintaining the landscaping can improve curb appeal and attract potential buyers or tenants.
• Both cleaning — A thorough cleaning can improve the home's appearance and attract potential buyers or tenants.
• Both minor repairs — Addressing minor repairs can improve the home's appearance and increase its value.
• Both HVAC maintenance — Maintaining the HVAC system can improve the home's comfort and attract potential buyers or tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior lighting · The exterior lighting fixture is in need of cleaning or replacement.	Minor	$500–3,000
interior paint · The interior walls and paint show some wear and could benefit from a fresh coat.	Minor	$500–3,000
flooring · The carpeted flooring in the visible areas shows some wear and could benefit from cleaning or replacement.	Minor	$500–3,000
bathroom fixtures · The bathroom fixtures appear to be in fair condition but could benefit from cleaning or minor repairs.	Minor	$500–3,000
kitchen appliances · The kitchen appliances appear to be in fair condition but could benefit from cleaning or minor repairs.	Minor	$500–3,000
landscaping · The landscaping and curb appeal show signs of overgrowth and could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Rental exterior lighting — Upgrading the exterior lighting can improve curb appeal and attract potential tenants. ↑
• Both interior paint — Refreshing the interior paint can improve the home's appearance and increase its value. ↑
• Both landscaping — Maintaining the landscaping can improve curb appeal and attract potential buyers or tenants. ↑
• Both cleaning — A thorough cleaning can improve the home's appearance and attract potential buyers or tenants. ↑
• Both minor repairs — Addressing minor repairs can improve the home's appearance and increase its value. ↑
• Both HVAC maintenance — Maintaining the HVAC system can improve the home's comfort and attract potential buyers or tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+20.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $239,900 WKRMLS
• 2025-11-19 Sold (MLS) $177,500 WKRMLS
• 2025-07-11 Relisted — WKRMLS
• 2025-06-18 Listed $200,000 WKRMLS