1227 S 6th St · Paducah, KY 42003

$99,000

1 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 86 Days on market

Built 1897 8,276 sqft lot $91/sqft · 148% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Enjoy porch sitting under this spacious covered porch this spring! Cute & roomy 1 bedroom/1 bathroom home in the city. The home features a formal dining room and a galley style kitchen. The kitchen features granite countertops, back splash, and dark-colored cabinets. Looking for a home with a yard and a fence-here you go! The property features a detached garage & a shed. HVAC unit new in Dec. 2022 & refrigerator was purchased in June.

Key facts

• Covered porch
• Back splash
• Formal dining room

Tags

• COVERED PORCH
• FORMAL DINING ROOM
• GALLEY STYLE KITCHEN
• GRANITE COUNTERTOPS
• BACK SPLASH
• DARK-COLORED CABINETS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 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 $684 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1897 — 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1897 — 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: 2.02% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.78%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (median comp): $39,883
• List price: $99,000
• Delta: 148.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1249 S 7th St	0.10mi	2/1.0 (+1)	1,137 (+4%)	5mo	$30,000	$26	79
1512 S 5th St	0.29mi	2/1.0 (+1)	1,120 (+3%)	20mo	$35,000	$31	60
1719 Broad St	0.41mi	2/1.0 (+1)	1,200 (+10%)	10mo	$49,000	$41	51
1120 S 4th St	0.21mi	2/1.0 (+1)	1,234 (+13%)	18mo	$70,000	$57	48
146 Clements St	0.66mi	2/1.0 (+1)	1,045 (-4%)	20mo	$104,000	$100	41
1217 Tennessee St	0.63mi	2/1.0 (+1)	979 (-10%)	12mo	$45,000	$46	39
289 Clements St	0.70mi	2/1.0 (+1)	1,040 (-4%)	24mo	$85,000	$82	35
257 Clements St	0.68mi	2/1.0 (+1)	1,192 (+10%)	17mo	$115,000	$96	33

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: 35.0%
• Equity multiple: 2.48×
• Total profit: $41,044
• Equity at exit: $14,761

10-year hold

• IRR: 41.8%
• Equity multiple: 4.94×
• Total profit: $109,332
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $896

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 50%

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: $24,750
• Closing costs: $2,970
• 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	44d	1	1.24mi

Listing history 25 events

1. 2026-06-19
   days on market $99,000 Active 86 DOM
2. 2026-06-18
   days on market $99,000 Active 85 DOM
3. 2026-06-17
   days on market $99,000 Active 84 DOM
4. 2026-06-16
   days on market $99,000 Active 83 DOM
5. 2026-06-15
   days on market $99,000 Active 82 DOM
6. 2026-06-14
   days on market $99,000 Active 80 DOM
7. 2026-06-12
   days on market $99,000 Active 79 DOM
8. 2026-06-09
   days on market $99,000 Active 76 DOM
9. 2026-06-08
   days on market $99,000 Active 75 DOM
10. 2026-06-07
    days on market $99,000 Active 74 DOM
11. 2026-06-03
    days on market $99,000 Active 70 DOM
12. 2026-06-02
    days on market $99,000 Active 69 DOM
13. 2026-06-01
    days on market $99,000 Active 68 DOM
14. 2026-05-31
    days on market $99,000 Active 67 DOM
15. 2026-05-30
    days on market $99,000 Active 66 DOM
16. 2026-05-06
    price $105,000 456-char remark

    Show marketing remark (456 chars)

    Enjoy porch sitting under this spacious covered porch this spring! Cute & roomy 1 bedroom/1 bathroom home in the city. The home features a formal dining room and a galley style kitchen. The kitchen features granite countertops, back splash, and dark-colored cabinets. Looking for a home with a yard and a fence-here you go! The property features a detached garage & a shed. HVAC unit new in Dec. 2022 & refrigerator was purchased in June.

17. 2026-03-25
    listed $110,000 Active 456-char remark

    Show marketing remark (456 chars)

    Enjoy porch sitting under this spacious covered porch this spring! Cute & roomy 1 bedroom/1 bathroom home in the city. The home features a formal dining room and a galley style kitchen. The kitchen features granite countertops, back splash, and dark-colored cabinets. Looking for a home with a yard and a fence-here you go! The property features a detached garage & a shed. HVAC unit new in Dec. 2022 & refrigerator was purchased in June.

18. 2022-01-10
    soldstatus $84,500 347-char remark

    Show marketing remark (347 chars)

    Lots of updates in last 2 years with new cabinets and granite tops, new bath including new vanity, flooring and commode. Large front bedroom and middle room, middle room could be 2nd bedroom or office. 18 X 20 metal garage, additional storage shed. New paint and flooring in last couple of years. Unique exterior with stone columns on front porch.

19. 2022-01-06
    soldstatus $84,500
20. 2021-08-16
    listed $84,500 347-char remark

    Show marketing remark (347 chars)

    Lots of updates in last 2 years with new cabinets and granite tops, new bath including new vanity, flooring and commode. Large front bedroom and middle room, middle room could be 2nd bedroom or office. 18 X 20 metal garage, additional storage shed. New paint and flooring in last couple of years. Unique exterior with stone columns on front porch.

21. 2019-11-12
    soldstatus $49,000
22. 2019-11-11
    soldstatus $49,000
23. 2019-09-03
    listed $54,900
24. 2017-04-07
    soldstatus $42,000
25. 2017-02-05
    listed $49,000

ⓘ 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 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: $24,000
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$2,880
• Taxable income: $9,754
• Est. tax owed @ 24.0%: −$2,341
• After-tax cash flow: $8,409/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

+114.3% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $105,000 WKRMLS
• 2026-03-25 Listed $110,000 WKRMLS
• 2022-01-10 Sold (MLS) $84,500 WKRMLS
• 2022-01-06 Sold (Public Records) $84,500 Public Records
• 2021-08-16 Listed $84,500 WKRMLS
• 2019-11-12 Sold (Public Records) $49,000 Public Records
• 2019-11-11 Sold (MLS) $49,000 WKRMLS
• 2019-09-03 Listed $54,900 WKRMLS
• 2017-04-07 Sold (MLS) $42,000 WKRMLS
• 2017-02-05 Listed $49,000 WKRMLS

Property tax history

-18.7%/yr

Latest (2025): $127 · -8.0% YoY. Source: county tax records.