800 Mayfield Rd · Paducah, KY 42003

$90,000

2 bd · 1.0 ba · 816 sqft · Other · 32 Days on market

5,663 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Charming and affordable at under $100K, this well-maintained home offers easy living in an incredibly convenient location with quick access to everything in Paducah! Inside, you’ll love the open living space accented by beautiful hardwood floors and abundant natural light flowing through replacement windows. The sizable kitchen comes fully equipped with a refrigerator, stove, and microwave, making move-in a breeze. A metal roof and a furnace that is only 6 years young provide added peace of mind. Step outside to enjoy the patio overlooking a serene backyard, while the shaded front yard and great curb appeal create a warm welcome. Additional features include off-street parking and low-

Key facts

• Sizable kitchen
• Metal roof
• Natural light

Tags

• OPEN LIVING SPACE
• HARDWOOD FLOORS
• NATURAL LIGHT
• SIZABLE KITCHEN
• METAL ROOF
• SERENE BACKYARD

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Deck; Patio; Level lot

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units; Ceiling fans
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $185 ($2k/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.
• Cap rate 8.8% 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: 268 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 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. 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: 1.13% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.3

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-2,804
• Equity at exit: $13,419

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $12,769
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,021 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $185

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 77%

Sensitivity live

Price	-10% $247	-5% $216	+0% $185	+5% $154	+10% $123
Rent	-10% $104	-5% $144	+0% $185	+5% $225	+10% $265
Rate	-1.0pp $230	-0.5pp $208	base $185	+0.5pp $161	+1.0pp $138

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Jefferson St Paducah, KY	2.0	1.0	800	$1,400	$1.75	44d	1	0.64mi
922 S 27th St Unit A Paducah, KY	2.0	1.0	600	$875	$1.46	44d	1	0.81mi
2741 Trimble St Unit 27195 Paducah, KY	2.0	1.0	850	$725	$0.85	44d	1	1.37mi
2967 Harrison St Paducah, KY	1.0–2.0	1.0	725	$915	$1.26	44d	1	1.45mi
2991 Clay St Unit 06 Paducah, KY	2.0	1.0	974	$715	$0.73	44d	1	1.50mi

Listing history 16 events

1. 2026-06-19
   days on market $90,000 Active 32 DOM
2. 2026-06-18
   days on market $90,000 Active 31 DOM
3. 2026-06-17
   days on market $90,000 Active 30 DOM
4. 2026-06-16
   days on market $90,000 Active 29 DOM
5. 2026-06-15
   days on market $90,000 Active 28 DOM
6. 2026-06-14
   days on market $90,000 Active 26 DOM
7. 2026-06-12
   days on market $90,000 Active 25 DOM
8. 2026-06-09
   days on market $90,000 Active 22 DOM
9. 2026-06-08
   days on market $90,000 Active 21 DOM
10. 2026-06-07
    days on market $90,000 Active 20 DOM
11. 2026-06-03
    days on market $90,000 Active 16 DOM
12. 2026-06-02
    days on market $90,000 Active 15 DOM
13. 2026-06-01
    days on market $90,000 Active 14 DOM
14. 2026-05-31
    days on market $90,000 Active 13 DOM
15. 2026-05-30
    days on market $90,000 Active 12 DOM
16. 2026-05-18
    listed $90,000 Active

ⓘ 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 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 · 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: $12,253
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,618
• Taxable income: $833
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,017/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
• City population: 30,856
• 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

1 event — show timeline

• 2026-05-18 Listed $90,000 WKRMLS

Property tax history

-10.1%/yr

Latest (2025): $166 · -0.8% YoY. Source: county tax records.