906 N 26th St · Paducah, KY 42001

$89,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 45 Days on market

Built 1951 6,970 sqft lot $101/sqft · 17% below area Est $105k · 14% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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 MLS

Cute bungalow near Noble Park! Two year old ductless HVAC, 2 year old roof, three bedroom one bath home! Windows only 4 years old. Fenced back yard! This home was previously rented at $600.00 a month.

Key facts

• 6,970 sq ft lot
• Built 1951
• Listed 45 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story
• Construction: Frame construction; Vinyl siding; Wood siding; Built as a residential single family
• Exterior features: Shingle roof; Level lot

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Gas water heater; Cooktop
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/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 11.0% 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: Clark Elementary School (math 34% / reading 48%, grade F, #201 of 676 statewide, top 30%, 617 students, 53% 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; 4 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.24% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.97%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $104,831
• List price: $89,900
• Delta: -14.24%
• 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
906 N 26th St	0.00mi	3/1.0	864 (-3%)	0mo	$78,000	$90	95
915 N 25th St	0.04mi	3/1.0	864 (-3%)	4mo	$105,000	$122	90
733 N 26th St	0.17mi	2/1.0 (-1)	952 (+7%)	1mo	$106,000	$111	74
752 H C Mathis Dr	0.15mi	2/1.0 (-1)	960 (+8%)	1mo	$51,000	$53	74
806 H C Mathis Dr	0.12mi	2/1.0 (-1)	978 (+10%)	2mo	$87,000	$89	71
706 N 23rd St	0.29mi	3/1.0	1,006 (+13%)	3mo	$28,000	$28	61
751 N 22nd St	0.28mi	2/1.0 (-1)	980 (+10%)	6mo	$28,000	$29	60
2707 Madison St	0.66mi	3/1.0	864 (-3%)	6mo	$130,000	$150	60
2122 Madison St	0.64mi	2/1.0 (-1)	868 (-2%)	6mo	$139,000	$160	56
2600 Monroe St	0.74mi	2/1.0 (-1)	899 (+1%)	4mo	$127,500	$142	55
1407 North 12th St	0.64mi	3/1.0	1,014 (+14%)	1mo	$92,500	$91	46
2948 Trimble St	0.71mi	3/1.0	980 (+10%)	5mo	$130,000	$133	46

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $8,059
• Equity at exit: $13,404

10-year hold

• IRR: 17.4%
• Equity multiple: 2.43×
• Total profit: $36,038
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$18 /mo · $215/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $356

Break-even live

Break-even rent $667

Max offer price $89,900

Occupancy floor 63%

Sensitivity live

Price	-10% $407	-5% $381	+0% $356	+5% $330	+10% $305
Rent	-10% $268	-5% $312	+0% $356	+5% $400	+10% $444
Rate	-1.0pp $401	-0.5pp $379	base $356	+0.5pp $333	+1.0pp $309

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	1	0.52mi
2991 Clay St Unit 06 Paducah, KY	2.0	1.0	974	$715	$0.73	44d	1	0.78mi
2967 Harrison St Paducah, KY	1.0–2.0	1.0	725	$915	$1.26	44d	1	0.82mi
1900 Jefferson St Paducah, KY	2.0	1.0	800	$1,400	$1.75	44d	1	0.87mi

Listing history 16 events

1. 2026-06-12
   days on market $89,900 Active 45 DOM
2. 2026-06-09
   days on market $89,900 Active 42 DOM
3. 2026-06-08
   days on market $89,900 Active 41 DOM
4. 2026-06-07
   days on market $89,900 Active 40 DOM
5. 2026-06-03
   days on market $89,900 Active 36 DOM
6. 2026-06-02
   days on market $89,900 Active 35 DOM
7. 2026-06-01
   days on market $89,900 Active 34 DOM
8. 2026-05-31
   days on market $89,900 Active 33 DOM
9. 2026-05-30
   days on market $89,900 Active 32 DOM
10. 2026-05-05
    price $89,900 586-char remark
11. 2026-04-28
    listed $99,900 Active 586-char remark
12. 2021-08-17
    soldstatus $51,000
13. 2019-08-30
    soldstatus $38,500 200-char remark

    Show marketing remark (200 chars)

    Cute bungalow near Noble Park! Two year old ductless HVAC, 2 year old roof, three bedroom one bath home! Windows only 4 years old. Fenced back yard! This home was previously rented at $600.00 a month.

14. 2019-07-10
    listed $43,900 200-char remark

    Show marketing remark (200 chars)

    Cute bungalow near Noble Park! Two year old ductless HVAC, 2 year old roof, three bedroom one bath home! Windows only 4 years old. Fenced back yard! This home was previously rented at $600.00 a month.

15. 2005-12-16
    soldstatus $32,000
16. 2001-10-01
    soldstatus $14,000

ⓘ 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: $215 · $18/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: +$558/yr (+$47/mo · 259.9%)

ⓘ 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 2/10 Low
• 🌡 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: $13,408
• − Mortgage interest: −$5,036
• − Property taxes: −$215
• − Insurance: −$450
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,615
• Taxable income: $2,948
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,563/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

+457.1% since first listed

8 events — show timeline

• 2026-06-12 Sold (MLS) $78,000 WKRMLS
• 2026-05-05 Price Changed $89,900 WKRMLS
• 2026-04-28 Listed $99,900 WKRMLS
• 2021-08-17 Sold (Public Records) $51,000 Public Records
• 2019-08-30 Sold (MLS) $38,500 WKRMLS
• 2019-07-10 Listed $43,900 WKRMLS
• 2005-12-16 Sold (Public Records) $32,000 Public Records
• 2001-10-01 Sold (Public Records) $14,000 Public Records

Property tax history

-8.8%/yr

Latest (2025): $215 · -0.8% YoY. Source: county tax records.