1549 Husbands Rd · Farley, KY 42003

$155,000

2 bd · 2.0 ba · 1,731 sqft · Other · 116 Days on market

Built 1974 0.97 ac lot $90/sqft · 15% below area Est $182k · 15% under

---

Why this score? — see what drove the D 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).

• ARV discount +14.2/15.0
• Cash flow +11.4/30.0
• Schools +4.0/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming property ideally located in Paducah, offering the perfect blend of comfort, space, and convenience. Situated on nearly an acre of flat, usable land, this home provides plenty of room to enjoy outdoor activities, gardening, or simply relaxing in your own private setting. Step inside to a spacious living room filled with natural light — the perfect place for gathering with family and friends. The eat-in kitchen offers ample space for casual dining and everyday living, making mealtime both comfortable and convenient. You’ll love the sizeable bedrooms, each providing generous space for rest and relaxation. The large bathrooms add to the home’s comfort, offering room to unwind and refresh with ease. An added bonus is the unfinished area full of potential — ideal for a future craft room, hobby space, workshop, or the ultimate sports cave. Customize it to fit your lifestyle! The home’s timeless stone exterior creates lasting curb appeal, while the low-mainten

Key facts

• Large bathrooms
• Nearly an acre
• Sizeable bedrooms

Tags

• NEARLY AN ACRE
• USABLE LAND
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• SIZEABLE BEDROOMS
• LARGE BATHROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $-53 ($-633/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (27.0% below list).
• Recommended offer: $113k (27.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#359 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: employment D, amenities F, commute F.
• Mccracken County (town): math 41% / reading 52% proficiency, ranked #16 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reidland Elementary School (math 22% / reading 32%, grade F, #434 of 676 statewide, top 69%, 587 students, 70% FRL); Reidland Middle School (math 36% / reading 47%, grade F, #51 of 217 statewide, top 24%, 330 students, 64% FRL); Mccracken County High School (math 30% / reading 44%, grade F, #58 of 254 statewide, top 27%, 1,999 students, 43% FRL) — zoned schools average 59% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 269 active listings in the ZIP; 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 116 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $155k implies a 112% gain — meaningful room to come down on a strong offer.

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 $113,198 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (median comp): $182,347
• List price: $155,000
• Delta: -15.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-28,538
• Equity at exit: $23,111

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-29,420
• Equity at exit: $13,402

Cash invested: $43,400 (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: 269
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-53

Break-even live

Break-even rent $1,199

Max offer price $145,674

Occupancy floor 100%

Sensitivity live

Price	-10% $35	-5% $-9	+0% $-53	+5% $-97	+10% $-141
Rent	-10% $-142	-5% $-98	+0% $-53	+5% $-8	+10% $37
Rate	-1.0pp $25	-0.5pp $-13	base $-53	+0.5pp $-93	+1.0pp $-134

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $155,000 Active 116 DOM
2. 2026-06-21
   days on market $155,000 Active 115 DOM
3. 2026-06-19
   days on market $155,000 Active 113 DOM
4. 2026-06-18
   days on market $155,000 Active 112 DOM
5. 2026-06-17
   days on market $155,000 Active 111 DOM
6. 2026-06-16
   days on market $155,000 Active 110 DOM
7. 2026-06-15
   days on market $155,000 Active 109 DOM
8. 2026-06-14
   days on market $155,000 Active 107 DOM
9. 2026-06-12
   days on market $155,000 Active 106 DOM
10. 2026-06-09
    days on market $155,000 Active 103 DOM
11. 2026-06-08
    days on market $155,000 Active 102 DOM
12. 2026-06-07
    days on market $155,000 Active 101 DOM
13. 2026-06-05
    days on market $155,000 Active 98 DOM
14. 2026-06-03
    days on market $155,000 Active 97 DOM
15. 2026-06-02
    days on market $155,000 Active 96 DOM
16. 2026-06-01
    days on market $155,000 Active 95 DOM
17. 2026-05-31
    days on market $155,000 Active 94 DOM
18. 2026-05-30
    days on market $155,000 Active 93 DOM
19. 2026-05-12
    price $155,000 1027-char remark

    Show marketing remark (1027 chars)

    Welcome home to this charming property ideally located in Paducah, offering the perfect blend of comfort, space, and convenience. Situated on nearly an acre of flat, usable land, this home provides plenty of room to enjoy outdoor activities, gardening, or simply relaxing in your own private setting. Step inside to a spacious living room filled with natural light — the perfect place for gathering with family and friends. The eat-in kitchen offers ample space for casual dining and everyday living, making mealtime both comfortable and convenient. You’ll love the sizeable bedrooms, each providing generous space for rest and relaxation. The large bathrooms add to the home’s comfort, offering room to unwind and refresh with ease. An added bonus is the unfinished area full of potential — ideal for a future craft room, hobby space, workshop, or the ultimate sports cave. Customize it to fit your lifestyle! The home’s timeless stone exterior creates lasting curb appeal, while the low-mainten

20. 2026-02-26
    listed $160,000 Active 1027-char remark

    Show marketing remark (1027 chars)

    Welcome home to this charming property ideally located in Paducah, offering the perfect blend of comfort, space, and convenience. Situated on nearly an acre of flat, usable land, this home provides plenty of room to enjoy outdoor activities, gardening, or simply relaxing in your own private setting. Step inside to a spacious living room filled with natural light — the perfect place for gathering with family and friends. The eat-in kitchen offers ample space for casual dining and everyday living, making mealtime both comfortable and convenient. You’ll love the sizeable bedrooms, each providing generous space for rest and relaxation. The large bathrooms add to the home’s comfort, offering room to unwind and refresh with ease. An added bonus is the unfinished area full of potential — ideal for a future craft room, hobby space, workshop, or the ultimate sports cave. Customize it to fit your lifestyle! The home’s timeless stone exterior creates lasting curb appeal, while the low-mainten

21. 1996-08-01
    soldstatus $73,000

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$497/yr (+$41/mo · 59.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,584
• − Mortgage interest: −$8,682
• − Property taxes: −$836
• − Insurance: −$775
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$4,509
• Taxable loss: −$3,392
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $181/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: Mccracken County
• NCES district ID: 2103960
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $49,976
• Composite: 39.84/100
• National rank: #3871
• State rank: #16 of 165 in KY

Livability — Farley

• Score: 62/100
• State rank: #359
• US rank: #17178

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farley, KY
• 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

+112.3% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $155,000 WKRMLS
• 2026-02-26 Listed $160,000 WKRMLS
• 1996-08-01 Sold (Public Records) $73,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $836 · -37.1% YoY. Source: county tax records.