2922 Georgia St · Paducah, KY 42003

$105,000

3 bd · 1.0 ba · 1,018 sqft · SingleFamily · 136 Days on market

Built 1952 6,098 sqft lot $103/sqft · at area comps Est $108k · at est.

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +8.7/15.0
• 1% rule +6.5/10.0
• 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

Opportunity Awaits! This 3-bedroom, 1-bath home offers just over 1,000 square feet of living space and is located minutes from Morgan Elementary. Featuring a backyard and carport, the property has a functional layout with room to personalize. With its convenient location and value-add potential, this home could be a great option for both owner-occupants and investors alike.

Key facts

• Value-add potential
• Backyard
• Carport

Tags

• BACKYARD
• CARPORT
• FUNCTIONAL LAYOUT
• VALUE-ADD POTENTIAL
• CONVENIENT LOCATION

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 $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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-, 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: 268 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 $726 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.15% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (median comp): $107,789
• List price: $105,000
• Delta: -2.59%
• 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
2827 Cornell St	0.08mi	2/1.0 (-1)	994 (-2%)	0mo	$144,500	$145	87
2936 Cornell St	0.07mi	3/1.0	1,080 (+6%)	5mo	$94,000	$87	83
2328 Center St	0.27mi	3/1.0	960 (-6%)	4mo	$158,000	$165	75
2332 Center St	0.27mi	3/1.0	960 (-6%)	6mo	$128,400	$134	72
2905 Old Mayfield Rd	0.16mi	3/2.0	1,130 (+11%)	2mo	$165,000	$146	69
3019 Mississippi St	0.20mi	2/1.0 (-1)	918 (-10%)	3mo	$150,000	$163	67
3017 Georgia St	0.09mi	2/1.0 (-1)	888 (-13%)	4mo	$70,000	$79	66
2801 Cornell St	0.11mi	4/1.0 (+1)	1,152 (+13%)	4mo	$72,000	$63	65
1116 Starke Ave	0.45mi	3/1.0	1,112 (+9%)	4mo	$135,000	$121	60
2811 Bradley St	0.41mi	3/1.0	912 (-10%)	5mo	$45,000	$49	60
2832 Goodman St	0.28mi	2/1.0 (-1)	890 (-13%)	2mo	$35,000	$39	59
926 S 21st St	0.67mi	2/1.0 (-1)	1,102 (+8%)	4mo	$79,000	$72	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: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,580
• Equity at exit: $15,656

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $29,530
• Equity at exit: $9,078

Cash invested: $29,400 (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: 268
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $324

Break-even live

Break-even rent $803

Max offer price $105,000

Occupancy floor 68%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Jefferson St Paducah, KY	2.0	1.0	800	$1,400	$1.75	43d	1	1.22mi
1643 Monroe St Apt A Paducah, KY	2.0	1.0	1127	$1,250	$1.11	43d	1	1.41mi
2967 Harrison St Paducah, KY	1.0–2.0	1.0	725	$915	$1.26	43d	1	1.47mi

Listing history 21 events

1. 2026-06-19
   days on market $105,000 Active 136 DOM
2. 2026-06-18
   days on market $105,000 Active 135 DOM
3. 2026-06-17
   days on market $105,000 Active 134 DOM
4. 2026-06-16
   days on market $105,000 Active 133 DOM
5. 2026-06-15
   days on market $105,000 Active 132 DOM
6. 2026-06-14
   days on market $105,000 Active 130 DOM
7. 2026-06-12
   days on market $105,000 Active 129 DOM
8. 2026-06-09
   days on market $105,000 Active 126 DOM
9. 2026-06-08
   days on market $105,000 Active 125 DOM
10. 2026-06-07
    days on market $105,000 Active 124 DOM
11. 2026-06-03
    days on market $105,000 Active 120 DOM
12. 2026-06-02
    days on market $105,000 Active 119 DOM
13. 2026-06-01
    days on market $105,000 Active 118 DOM
14. 2026-05-31
    days on market $105,000 Active 117 DOM
15. 2026-05-30
    days on market $105,000 Active 116 DOM
16. 2026-03-02
    price $105,000 376-char remark

    Show marketing remark (376 chars)

    Opportunity Awaits! This 3-bedroom, 1-bath home offers just over 1,000 square feet of living space and is located minutes from Morgan Elementary. Featuring a backyard and carport, the property has a functional layout with room to personalize. With its convenient location and value-add potential, this home could be a great option for both owner-occupants and investors alike.

17. 2026-02-03
    listed $115,000 Active 376-char remark

    Show marketing remark (376 chars)

    Opportunity Awaits! This 3-bedroom, 1-bath home offers just over 1,000 square feet of living space and is located minutes from Morgan Elementary. Featuring a backyard and carport, the property has a functional layout with room to personalize. With its convenient location and value-add potential, this home could be a great option for both owner-occupants and investors alike.

18. 2022-02-10
    soldstatus $133,000
19. 2022-02-09
    soldstatus $133,000 192-char remark

    Show marketing remark (192 chars)

    Completely remodeled 3br 1ba home on a nice quiet street. All new flooring, paint, stainless appliances, including new gas stove. Additional amenities include carport & storage building.

20. 2021-12-28
    listed $134,900 192-char remark

    Show marketing remark (192 chars)

    Completely remodeled 3br 1ba home on a nice quiet street. All new flooring, paint, stainless appliances, including new gas stove. Additional amenities include carport & storage building.

21. 2021-03-11
    soldstatus $55,550

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: +$427/yr (+$36/mo · 89.7%)

ⓘ 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: $14,552
• − Mortgage interest: −$5,882
• − Property taxes: −$476
• − Insurance: −$525
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,055
• Taxable income: $2,286
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $3,339/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

+89.0% since first listed

6 events — show timeline

• 2026-03-02 Price Changed $105,000 WKRMLS
• 2026-02-03 Listed $115,000 WKRMLS
• 2022-02-10 Sold (Public Records) $133,000 Public Records
• 2022-02-09 Sold (MLS) $133,000 WKRMLS
• 2021-12-28 Listed $134,900 WKRMLS
• 2021-03-11 Sold (Public Records) $55,550 Public Records

Property tax history

-4.8%/yr

Latest (2025): $476 · -0.8% YoY. Source: county tax records.