2817 Bradley St · Paducah, KY 42003

$104,900

3 bd · 1.0 ba · 912 sqft · SingleFamily · 71 Days on market

Built 1970 8,276 sqft lot $115/sqft · 11% below area Est $117k · 11% under

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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 +17.8/30.0
• ARV discount +12.3/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

Updated 3-bedroom home located in Paducah city limits, offering a clean, move-in ready interior with several major improvements already completed. Recent updates include new windows (2026), updated electrical panel, newly installed smoke detectors, and a newer roof and siding (2020), providing added efficiency and peace of mind. Inside, the home has been freshly painted and features hardwood flooring in multiple rooms along with a functional eat-in kitchen. Central heat and air are in place, offering reliable comfort year-round. Additional updates include newer fixtures, vanity, and bathroom improvements. The property sits on a level lot with a backyard, storage shed, and rear gravel drive for added convenience. Structural improvements have been made to reinforce the flooring system, contributing to overall stability. Ideal for first-time buyers, downsizers, or investors looking for a practical home with key updates already addressed. Convenient location with easy access to local am

Key facts

• New siding
• New gutters
• Storage shed

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• NEW GUTTERS
• BACK PORCH
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (2.0% below list).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Morgan Elementary School (math 17% / reading 22%, grade F, #572 of 676 statewide, top 88%, 380 students, 89% 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) — zoned schools at 74% FRL track the district average.
• Market conditions: 268 active listings in the ZIP; 3 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 $725 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 71 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $36k; list at $105k implies a 187% 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 $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1970 — 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: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $117,294
• List price: $104,900
• Delta: -10.57%
• 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
2811 Bradley St	0.01mi	3/1.0	912 (0%)	5mo	$45,000	$49	95
2832 Goodman St	0.12mi	2/1.0 (-1)	890 (-2%)	2mo	$35,000	$39	83
2800 Fairmont St	0.05mi	3/1.0	960 (+5%)	9mo	$130,000	$135	81
3017 Georgia St	0.45mi	2/1.0 (-1)	888 (-3%)	4mo	$70,000	$79	67
3001 Georgia St	0.44mi	2/1.0 (-1)	900 (-1%)	7mo	$54,000	$60	67
3019 Mississippi St	0.58mi	2/1.0 (-1)	918 (+1%)	3mo	$150,000	$163	64
2608 Fairmont St	0.20mi	3/1.0	1,008 (+10%)	10mo	$133,000	$132	64
2827 Cornell St	0.38mi	2/1.0 (-1)	994 (+9%)	0mo	$144,500	$145	62
2911 Alabama St	0.32mi	3/1.0	816 (-10%)	7mo	$125,000	$153	62
1433 Little Ave	0.64mi	2/1.0 (-1)	900 (-1%)	2mo	$112,000	$124	61
2328 Center St	0.62mi	3/1.0	960 (+5%)	4mo	$158,000	$165	59
2332 Center St	0.63mi	3/1.0	960 (+5%)	7mo	$128,400	$134	56

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-11,446
• Equity at exit: $15,641

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-2,774
• Equity at exit: $9,070

Cash invested: $29,372 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $87

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 87%

Sensitivity live

Price	-10% $159	-5% $123	+0% $87	+5% $51	+10% $14
Rent	-10% $6	-5% $46	+0% $87	+5% $128	+10% $168
Rate	-1.0pp $140	-0.5pp $114	base $87	+0.5pp $60	+1.0pp $32

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 S 27th St Unit A Paducah, KY	2.0	1.0	600	$875	$1.46	45d	1	0.74mi
1900 Jefferson St Paducah, KY	2.0	1.0	800	$1,400	$1.75	45d	1	1.36mi
710 Lone Oak Rd Paducah, KY	2.0	1.0	620	$799	$1.29	45d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $104,900 Active 71 DOM
2. 2026-06-19
   days on market $104,900 Active 69 DOM
3. 2026-06-18
   days on market $104,900 Active 68 DOM
4. 2026-06-17
   days on market $104,900 Active 67 DOM
5. 2026-06-16
   days on market $104,900 Active 66 DOM
6. 2026-06-15
   days on market $104,900 Active 65 DOM
7. 2026-06-14
   days on market $104,900 Active 63 DOM
8. 2026-06-12
   days on market $104,900 Active 62 DOM
9. 2026-06-09
   days on market $104,900 Active 59 DOM
10. 2026-06-08
    days on market $104,900 Active 58 DOM
11. 2026-06-07
    days on market $104,900 Active 57 DOM
12. 2026-06-03
    days on market $104,900 Active 53 DOM
13. 2026-06-02
    days on market $104,900 Active 52 DOM
14. 2026-06-01
    days on market $104,900 Active 51 DOM
15. 2026-05-31
    days on market $104,900 Active 50 DOM
16. 2026-05-30
    days on market $104,900 Active 49 DOM
17. 2026-04-15
    status Active 997-char remark

    Show marketing remark (997 chars)

    Updated 3-bedroom home located in Paducah city limits, offering a clean, move-in ready interior with several major improvements already completed. Recent updates include new windows (2026), updated electrical panel, newly installed smoke detectors, and a newer roof and siding (2020), providing added efficiency and peace of mind. Inside, the home has been freshly painted and features hardwood flooring in multiple rooms along with a functional eat-in kitchen. Central heat and air are in place, offering reliable comfort year-round. Additional updates include newer fixtures, vanity, and bathroom improvements. The property sits on a level lot with a backyard, storage shed, and rear gravel drive for added convenience. Structural improvements have been made to reinforce the flooring system, contributing to overall stability. Ideal for first-time buyers, downsizers, or investors looking for a practical home with key updates already addressed. Convenient location with easy access to local am

18. 2026-03-16
    status Pending 997-char remark

    Show marketing remark (997 chars)

    Updated 3-bedroom home located in Paducah city limits, offering a clean, move-in ready interior with several major improvements already completed. Recent updates include new windows (2026), updated electrical panel, newly installed smoke detectors, and a newer roof and siding (2020), providing added efficiency and peace of mind. Inside, the home has been freshly painted and features hardwood flooring in multiple rooms along with a functional eat-in kitchen. Central heat and air are in place, offering reliable comfort year-round. Additional updates include newer fixtures, vanity, and bathroom improvements. The property sits on a level lot with a backyard, storage shed, and rear gravel drive for added convenience. Structural improvements have been made to reinforce the flooring system, contributing to overall stability. Ideal for first-time buyers, downsizers, or investors looking for a practical home with key updates already addressed. Convenient location with easy access to local am

19. 2026-03-12
    listed $104,900 Active 997-char remark

    Show marketing remark (997 chars)

    Updated 3-bedroom home located in Paducah city limits, offering a clean, move-in ready interior with several major improvements already completed. Recent updates include new windows (2026), updated electrical panel, newly installed smoke detectors, and a newer roof and siding (2020), providing added efficiency and peace of mind. Inside, the home has been freshly painted and features hardwood flooring in multiple rooms along with a functional eat-in kitchen. Central heat and air are in place, offering reliable comfort year-round. Additional updates include newer fixtures, vanity, and bathroom improvements. The property sits on a level lot with a backyard, storage shed, and rear gravel drive for added convenience. Structural improvements have been made to reinforce the flooring system, contributing to overall stability. Ideal for first-time buyers, downsizers, or investors looking for a practical home with key updates already addressed. Convenient location with easy access to local am

20. 2001-05-01
    soldstatus $36,500

ⓘ 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 5% 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: $12,332
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,052
• Taxable loss: −$667
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,203/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

+187.4% since first listed

4 events — show timeline

• 2026-04-15 Relisted — WKRMLS
• 2026-03-16 Pending — WKRMLS
• 2026-03-12 Listed $104,900 WKRMLS
• 2001-05-01 Sold (Public Records) $36,500 Public Records

Property tax history

-11.7%/yr

Latest (2025): $189 · -0.8% YoY. Source: county tax records.