1332 N 13th St · Paducah, KY 42001

$45,000

2 bd · 1.0 ba · 1,362 sqft · Other · 41 Days on market

Built 1960 4,356 sqft lot $33/sqft · 21% below area Est $57k · 21% under ↓ 18% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

CALLING ALL INVESTORS!!! Located in the heart of Paducah just minutes from downtown and the mall area this 2 Bedroom, potential 3 bedroom, 1 bath home has plenty of potential. This property offers a great opportunity for a quick flip or your next rental.

Key facts

• 4,356 sq ft lot
• Built 1960
• Listed 41 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property; Single story
• Construction: Stone construction; Composition roof; Slab foundation; Built on a crawl space
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Dishwasher; Refrigerator; Gas water heater; TV antenna
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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-, 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: 248 active listings in the ZIP; 3 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1960 — 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: 2.99% ✓
• Cap rate: 27.36%
• Cash-on-cash: 75.23%
• DSCR: 4.35
• GRM: 2.8

CMA / ARV

• ARV (median comp): $56,823
• List price: $45,000
• Delta: -20.81%
• 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: 75.1%
• Equity multiple: 4.41×
• Total profit: $43,013
• Equity at exit: $6,710

10-year hold

• IRR: 78.8%
• Equity multiple: 9.11×
• Total profit: $102,223
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $790

Break-even live

Break-even rent $346

Max offer price $45,000

Occupancy floor 36%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1643 Monroe St Apt A Paducah, KY	2.0	1.0	1127	$1,250	$1.11	43d	1	0.63mi
415 N 6th St #100 Paducah, KY	2.0	2.0	1500	$2,000	$1.33	43d	1	1.05mi
2991 Clay St Unit 06 Paducah, KY	2.0	1.0	974	$715	$0.73	43d	1	1.28mi

Listing history 24 events

1. 2026-06-18
   days on market $45,000 Active 41 DOM
2. 2026-06-17
   days on market $45,000 Active 40 DOM
3. 2026-06-16
   days on market $45,000 Active 39 DOM
4. 2026-06-15
   days on market $45,000 Active 38 DOM
5. 2026-06-14
   days on market $45,000 Active 36 DOM
6. 2026-06-12
   days on market $45,000 Active 35 DOM
7. 2026-06-09
   days on market $45,000 Active 32 DOM
8. 2026-06-08
   days on market $45,000 Active 31 DOM
9. 2026-06-07
   days on market $45,000 Active 30 DOM
10. 2026-06-03
    days on market $45,000 Active 26 DOM
11. 2026-06-02
    days on market $45,000 Active 25 DOM
12. 2026-06-01
    days on market $45,000 Active 24 DOM
13. 2026-05-31
    days on market $45,000 Active 23 DOM
14. 2026-05-30
    days on market $45,000 Active 22 DOM
15. 2026-05-08
    listed $60,000 Active 254-char remark
16. 2026-04-10
    listed $64,900 Active
17. 2026-01-15
    listed $55,000 Active
18. 2025-10-25
    status Pending
19. 2025-10-21
    status Active
20. 2025-10-21
    status Pending
21. 2025-10-10
    listed $67,000 Active
22. 2024-08-08
    soldstatus $47,484 Closed
23. 2024-06-23
    listed $38,000 Active
24. 2020-07-02
    listed $55,000

ⓘ 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: $226 · $19/mo
• Projected year-2 tax: $387 · $32/mo
• Expected delta: +$161/yr (+$13/mo · 71.6%)

ⓘ 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 7% 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: $16,153
• − Mortgage interest: −$2,521
• − Property taxes: −$226
• − Insurance: −$225
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$1,309
• Taxable income: $9,288
• Est. tax owed @ 24.0%: −$2,229
• After-tax cash flow: $7,249/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

-18.2% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $45,000 WKRMLS
• 2026-05-08 Listed $60,000 WKRMLS
• 2026-04-10 Listed $64,900 WKRMLS
• 2026-01-15 Listed $55,000 WKRMLS
• 2025-10-25 Pending — WKRMLS
• 2025-10-21 Relisted — WKRMLS
• 2025-10-21 Pending — WKRMLS
• 2025-10-10 Listed $67,000 WKRMLS
• 2024-08-08 Sold (MLS) $47,484 WKRMLS
• 2024-06-23 Listed $38,000 WKRMLS
• 2020-07-02 Listed $55,000 WKRMLS

Property tax history

-11.3%/yr

Latest (2025): $226 · -0.8% YoY. Source: county tax records.