2032 Center St · Paducah, KY 42003

$72,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 159 Days on market

Built 1940 7,405 sqft lot $76/sqft · 29% below area Est $114k · 37% 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

MOTIVATED SELLER willing to work with reasonable offers. Affordable, move-in ready 2-bedroom home with over 1,000 square feet of living space located within Paducah city limits. This property offers a functional layout with comfortable room sizes and a manageable yard that includes a storage shed for added convenience. Key features include central heat and air, natural gas utilities, and a durable metal roof, providing solid core systems for long-term reliability. The home is clean and ready for occupancy, while still offering opportunity for cosmetic updates to increase value over time. A strong option for first-time buyers, downsizers, or investors looking for a practical property at an accessible price point. Conveniently located near shopping, schools, and major road access.

Key facts

• Spacious lot
• 7,405 sq ft lot
• Built 1940

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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-, 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: 269 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $498 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1940 — 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: 1.37% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $113,510
• List price: $72,000
• Delta: -36.57%
• 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
2827 Cornell St	0.10mi	2/1.0	994 (+5%)	0mo	$144,500	$145	86
2328 Center St	0.26mi	3/1.0 (+1)	960 (+2%)	4mo	$158,000	$165	77
3019 Mississippi St	0.36mi	2/1.0	918 (-3%)	3mo	$150,000	$163	76
2832 Goodman St	0.27mi	2/1.0	890 (-6%)	2mo	$35,000	$39	76
3001 Georgia St	0.25mi	2/1.0	900 (-5%)	7mo	$54,000	$60	75
3017 Georgia St	0.27mi	2/1.0	888 (-6%)	4mo	$70,000	$79	74
2332 Center St	0.27mi	3/1.0 (+1)	960 (+2%)	7mo	$128,400	$134	74
2811 Bradley St	0.37mi	3/1.0 (+1)	912 (-3%)	5mo	$45,000	$49	68
2936 Cornell St	0.21mi	3/1.0 (+1)	1,080 (+14%)	5mo	$94,000	$87	57
2507 Ohio St	0.54mi	2/1.0	816 (-14%)	3mo	$109,900	$135	50
1213 Starke Ave	0.61mi	1/1.0 (-1)	1,064 (+13%)	3mo	$112,500	$106	42
2728 Adams St	0.74mi	2/1.0	812 (-14%)	2mo	$106,750	$131	41

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $6,388
• Equity at exit: $10,735

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $28,852
• Equity at exit: $6,225

Cash invested: $20,160 (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: 6.1×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $283

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 66%

Sensitivity live

Price	-10% $333	-5% $308	+0% $283	+5% $258	+10% $233
Rent	-10% $205	-5% $244	+0% $283	+5% $322	+10% $361
Rate	-1.0pp $320	-0.5pp $302	base $283	+0.5pp $265	+1.0pp $246

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.40mi
1900 Jefferson St Paducah, KY	2.0	1.0	800	$1,400	$1.75	45d	1	1.09mi
710 Lone Oak Rd Paducah, KY	2.0	1.0	620	$799	$1.29	45d	1	1.22mi
2967 Harrison St Paducah, KY	1.0–2.0	1.0	725	$915	$1.26	45d	1	1.46mi

Listing history 19 events

1. 2026-06-22
   days on market $72,000 Active 159 DOM
2. 2026-06-21
   days on market $72,000 Active 158 DOM
3. 2026-06-19
   days on market $72,000 Active 156 DOM
4. 2026-06-18
   days on market $72,000 Active 155 DOM
5. 2026-06-17
   days on market $72,000 Active 154 DOM
6. 2026-06-16
   days on market $72,000 Active 153 DOM
7. 2026-06-15
   days on market $72,000 Active 152 DOM
8. 2026-06-14
   days on market $72,000 Active 150 DOM
9. 2026-06-12
   days on market $72,000 Active 149 DOM
10. 2026-06-09
    days on market $72,000 Active 146 DOM
11. 2026-06-08
    days on market $72,000 Active 145 DOM
12. 2026-06-07
    days on market $72,000 Active 144 DOM
13. 2026-06-03
    days on market $72,000 Active 140 DOM
14. 2026-06-02
    days on market $72,000 Active 139 DOM
15. 2026-06-01
    days on market $72,000 Active 138 DOM
16. 2026-05-31
    days on market $72,000 Active 137 DOM
17. 2026-05-30
    days on market $72,000 Active 136 DOM
18. 2026-04-09
    price $82,000 789-char remark

    Show marketing remark (789 chars)

    MOTIVATED SELLER willing to work with reasonable offers. Affordable, move-in ready 2-bedroom home with over 1,000 square feet of living space located within Paducah city limits. This property offers a functional layout with comfortable room sizes and a manageable yard that includes a storage shed for added convenience. Key features include central heat and air, natural gas utilities, and a durable metal roof, providing solid core systems for long-term reliability. The home is clean and ready for occupancy, while still offering opportunity for cosmetic updates to increase value over time. A strong option for first-time buyers, downsizers, or investors looking for a practical property at an accessible price point. Conveniently located near shopping, schools, and major road access.

19. 2026-01-14
    listed $99,900 Active 789-char remark

    Show marketing remark (789 chars)

    MOTIVATED SELLER willing to work with reasonable offers. Affordable, move-in ready 2-bedroom home with over 1,000 square feet of living space located within Paducah city limits. This property offers a functional layout with comfortable room sizes and a manageable yard that includes a storage shed for added convenience. Key features include central heat and air, natural gas utilities, and a durable metal roof, providing solid core systems for long-term reliability. The home is clean and ready for occupancy, while still offering opportunity for cosmetic updates to increase value over time. A strong option for first-time buyers, downsizers, or investors looking for a practical property at an accessible price point. Conveniently located near shopping, schools, and major road access.

ⓘ 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 2/10 Low
• 🌡 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: $11,861
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,095
• Taxable income: $2,395
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $2,824/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

-17.9% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $82,000 WKRMLS
• 2026-01-14 Listed $99,900 WKRMLS

Property tax history

-14.1%/yr

Latest (2025): $125 · -0.8% YoY. Source: county tax records.