1907 Adams St · Paducah, KY 42001

$115,000

3 bd · 1.0 ba · 1,904 sqft · SingleFamily public records · 74 Days on market

Built 1931 6,098 sqft lot $60/sqft · 6% below area Est $122k · 6% 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 +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Multiple investment opportunities. Looking for an investment? The current tenant wants to stay if possible. Looking to buy? Make this home your own. Conveniently located to hospital, schools, and grocery. New gas pack in March 2026, new paint and LVT flooring. Currently rented for $1,300.00 per month.

Key facts

• 6,098 sq ft lot
• Parking
• Built 1931

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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-, schools D+, employment D.
• 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.
• 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 $795 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $115k implies a 287% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.41% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.25%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $122,454
• List price: $115,000
• Delta: -6.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2014 Jackson St	0.14mi	3/1.0	1,726 (-9%)	9mo	$180,550	$105	70
1520 Monroe St	0.57mi	3/2.5	1,890 (-1%)	4mo	$265,000	$140	62
2230 Monroe St	0.51mi	3/2.0	2,017 (+6%)	4mo	$35,000	$17	59
1647 Jefferson St	0.45mi	3/3.0	2,042 (+7%)	4mo	$25,000	$12	56
2724 Jefferson St	0.74mi	3/1.5	1,972 (+4%)	7mo	$222,000	$113	52
2605 Adams St	0.53mi	3/2.0	1,723 (-10%)	5mo	$178,000	$103	51
305 Harahan Blvd	0.61mi	2/1.5 (-1)	2,040 (+7%)	3mo	$435,000	$213	50
2541 Monroe St	0.69mi	3/2.0	1,821 (-4%)	9mo	$200,000	$110	49
2516 Clark St	0.45mi	4/2.0 (+1)	1,653 (-13%)	0mo	$200,000	$121	48
2213 Monroe St	0.53mi	2/1.0 (-1)	1,699 (-11%)	7mo	$175,000	$103	47
1321 Jefferson St	0.64mi	2/1.0 (-1)	1,660 (-13%)	3mo	$186,550	$112	42
2542 Monroe St	0.68mi	4/2.0 (+1)	1,668 (-12%)	2mo	$187,000	$112	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: 9.9%
• Equity multiple: 1.39×
• Total profit: $12,580
• Equity at exit: $17,147

10-year hold

• IRR: 19.0%
• Equity multiple: 2.59×
• Total profit: $51,216
• Equity at exit: $9,943

Cash invested: $32,200 (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 42001

• Home prices YoY: -24.8%
• Active inventory: 248
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $490

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 N 6th St #100 Paducah, KY	2.0	2.0	1500	$2,000	$1.33	43d	1	1.33mi

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 74 DOM
2. 2026-06-18
   days on market $115,000 Active 73 DOM
3. 2026-06-17
   days on market $115,000 Active 72 DOM
4. 2026-06-16
   days on market $115,000 Active 71 DOM
5. 2026-06-15
   days on market $115,000 Active 70 DOM
6. 2026-06-14
   days on market $115,000 Active 68 DOM
7. 2026-06-12
   days on market $115,000 Active 67 DOM
8. 2026-06-09
   days on market $115,000 Active 64 DOM
9. 2026-06-08
   days on market $115,000 Active 63 DOM
10. 2026-06-07
    days on market $115,000 Active 62 DOM
11. 2026-06-03
    days on market $115,000 Active 58 DOM
12. 2026-06-02
    days on market $115,000 Active 57 DOM
13. 2026-06-01
    price $115,000 Active 56 DOM
14. 2026-06-01
    days on market $135,000 Active 56 DOM
15. 2026-05-31
    days on market $135,000 Active 55 DOM
16. 2026-05-30
    days on market $135,000 Active 54 DOM
17. 2026-04-06
    listed $135,000 Active 304-char remark

    Show marketing remark (304 chars)

    Multiple investment opportunities. Looking for an investment? The current tenant wants to stay if possible. Looking to buy? Make this home your own. Conveniently located to hospital, schools, and grocery. New gas pack in March 2026, new paint and LVT flooring. Currently rented for $1,300.00 per month.

18. 2002-08-23
    soldstatus $29,700

ⓘ 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 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: $19,511
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$3,345
• Taxable income: $4,302
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,844/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

+354.5% since first listed

2 events — show timeline

• 2026-04-06 Listed $135,000 WKRMLS
• 2002-08-23 Sold (Public Records) $29,700 Public Records

Property tax history

-12.8%/yr

Latest (2025): $214 · -0.8% YoY. Source: county tax records.