2032 Center St · Paducah, KY 42003

$57,000

2 bd · 1.0 ba · 944 sqft · Townhouse public records · 7 Days on market

Built 1940 Fair condition 7,200 sqft lot $60/sqft · 46% below area ↓ 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your offer! The seller is motivated and ready to negotiate with qualified buyers. Whether you're searching for your first home, looking to downsize, or wanting to expand your investment portfolio, this well-maintained two-bedroom home is a great opportunity. Located within the Paducah city limits, this property offers more than 1,000 square feet of living space with a practical floor plan designed for everyday comfort. The spacious yard is easy to maintain and includes a storage shed, providing extra room for tools, lawn equipment, or seasonal storage. Major features include central heating and air, natural gas service, and a low-maintenance metal roof for lasting durability.

Key facts

• Spacious yard
• Move-in ready
• Storage shed

Tags

• SPACIOUS YARD
• STORAGE SHED
• CENTRAL HEATING AND AIR
• NATURAL GAS SERVICE
• LOW-MAINTENANCE METAL ROOF
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $57k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $57k).
• Cap rate 15.7% vs local median 4.0% 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: 372 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 $394 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

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 $57,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1940 — 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: 1.73% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.66%
• DSCR: 2.50
• GRM: 4.8

CMA / ARV

• ARV (median comp): $118,778
• List price: $57,000
• Delta: -49.57%
• 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%)	2mo	$144,500	$145	85
2817 Bradley St	0.37mi	3/1.0 (+1)	912 (-3%)	2mo	$95,000	$104	70
2905 Old Mayfield Rd	0.19mi	3/2.0 (+1)	1,130 (+20%)	3mo	$165,000	$146	54
1433 Little Ave	0.79mi	2/1.0	900 (-5%)	3mo	$112,000	$124	54
1900 Harrison St	1.32mi	1/1.0 (-1)	984 (+4%)	3mo	$130,000	$132	51
735 Sills Ln	1.12mi	2/2.0	896 (-5%)	4mo	$60,000	$67	49
1113 Markham Ave	0.45mi	3/1.0 (+1)	1,169 (+24%)	2mo	$132,000	$113	48
800 Mayfield Rd	0.68mi	2/1.0	816 (-14%)	2mo	$87,000	$107	44
3121 Madison St	1.47mi	3/1.0 (+1)	1,024 (+8%)	3mo	$187,000	$183	43
2909 Clark St	0.94mi	3/1.5 (+1)	1,018 (+8%)	4mo	$180,000	$177	42
2728 Adams St	0.73mi	2/1.0	812 (-14%)	3mo	$106,750	$131	40
3015 Madison St	1.43mi	3/1.0 (+1)	1,134 (+20%)	3mo	$127,000	$112	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: 28.9%
• Equity multiple: 2.21×
• Total profit: $19,256
• Equity at exit: $8,499

10-year hold

• IRR: 36.3%
• Equity multiple: 4.35×
• Total profit: $53,395
• Equity at exit: $4,928

Cash invested: $15,960 (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: 372
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$10 /mo · $125/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $448

Break-even live

Break-even rent $422

Max offer price $57,000

Occupancy floor 50%

Sensitivity live

Price	-10% $480	-5% $464	+0% $448	+5% $432	+10% $348
Rent	-10% $370	-5% $409	+0% $448	+5% $487	+10% $526
Rate	-1.0pp $476	-0.5pp $462	base $448	+0.5pp $433	+1.0pp $418

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: $14,250
• Closing costs: $1,710
• Club membership (one-time): —
• 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	93d	1	0.40mi
1900 Jefferson St Paducah, KY	2.0	1.0	800	$1,400	$1.75	93d	1	1.09mi
710 Lone Oak Rd Paducah, KY	2.0	1.0	620	$799	$1.29	93d	1	1.22mi
2967 Harrison St Paducah, KY	1.0–2.0	1.0	725	$915	$1.26	93d	1	1.46mi

Property features AI

Finance

• Other: Parcel number 105-31-19-003

Exterior

• Utilities: Public sewerSewer available
• Home design: One-level home
• Construction: Vinyl sidingBlock foundationMetal roof1,056 total building area
• Exterior features: Public waterNot on waterfront

Interior

• Kitchen: Range
• Bedrooms: 2 total rooms
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: WasherRange
• Laundry & utility: Washer

Listing history 43 events

1. 2026-08-08
   days on market $57,000 Active 7 DOM
2. 2026-08-07
   days on market $57,000 Active 6 DOM
3. 2026-08-06
   days on market $57,000 Active 5 DOM
4. 2026-08-05
   days on market $57,000 Active 4 DOM
5. 2026-08-04
   days on market $57,000 Active 3 DOM
6. 2026-08-03
   pricedays on marketlisting id $57,000 Active 2 DOM
7. 2026-07-13
   days on market $59,900 Active 6 DOM
8. 2026-07-12
   days on market $59,900 Active 5 DOM
9. 2026-07-11
   days on market $59,900 Active 4 DOM
10. 2026-07-11
    days on market $59,900 Active 3 DOM
11. 2026-07-09
    days on market $59,900 Active 2 DOM
12. 2026-07-07
    days on marketlisting id $59,900 Active 1 DOM
13. 2026-07-06
    days on market $59,900 Active 173 DOM
14. 2026-07-05
    days on market $59,900 Active 172 DOM
15. 2026-07-04
    days on market $59,900 Active 171 DOM
16. 2026-07-03
    days on market $59,900 Active 170 DOM
17. 2026-07-02
    days on market $59,900 Active 169 DOM
18. 2026-07-01
    days on market $59,900 Active 168 DOM
19. 2026-06-30
    days on market $59,900 Active 167 DOM
20. 2026-06-29
    days on market $59,900 Active 166 DOM
21. 2026-06-28
    days on market $59,900 Active 165 DOM
22. 2026-06-27
    days on market $59,900 Active 164 DOM
23. 2026-06-26
    days on market $59,900 Active 162 DOM
24. 2026-06-23
    price $59,900 Active 159 DOM
25. 2026-06-22
    days on market $72,000 Active 159 DOM
26. 2026-06-21
    days on market $72,000 Active 158 DOM
27. 2026-06-19
    days on market $72,000 Active 156 DOM
28. 2026-06-18
    days on market $72,000 Active 155 DOM
29. 2026-06-17
    days on market $72,000 Active 154 DOM
30. 2026-06-16
    days on market $72,000 Active 153 DOM
31. 2026-06-15
    days on market $72,000 Active 152 DOM
32. 2026-06-14
    days on market $72,000 Active 150 DOM
33. 2026-06-12
    days on market $72,000 Active 149 DOM
34. 2026-06-09
    days on market $72,000 Active 146 DOM
35. 2026-06-08
    days on market $72,000 Active 145 DOM
36. 2026-06-07
    days on market $72,000 Active 144 DOM
37. 2026-06-03
    days on market $72,000 Active 140 DOM
38. 2026-06-02
    days on market $72,000 Active 139 DOM
39. 2026-06-01
    days on market $72,000 Active 138 DOM
40. 2026-05-31
    days on market $72,000 Active 137 DOM
41. 2026-05-30
    days on market $72,000 Active 136 DOM
42. 2026-04-09
    price $82,000 789-char remark
43. 2026-01-14
    listed $99,900 Active 789-char remark

ⓘ 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: $125 · $10/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$365/yr (+$30/mo · 291.2%)

ⓘ 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 1/10 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: −$3,193
• − Property taxes: −$125
• − Insurance: −$285
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,658
• Taxable income: $4,702
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $4,244/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $23,600–$42,480 screening

This home requires moderate repairs and maintenance, with a focus on exterior siding and flooring. Fresh paint and new carpet would significantly enhance its curb appeal and rental value.

Components & finishes AI

Roof metal · good

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Moderate Exterior siding — Significant chipping and wear
• Moderate Paint — Chipping and peeling
• Major Flooring — Worn carpet in need of replacement

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Rental Replace carpet — Fresh carpet improves tenant satisfaction ↑
• Both Replace exterior siding — New siding improves both appearance and durability ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Morgan Elementary School F KY #572/676 Nat'l #33,738/41,679 Middle Paducah Middle School F KY #168/217 Nat'l #9,659/14,009 High Paducah Tilghman High School F KY #97/254 Nat'l #10,416/17,239

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

C Composite livability gradescore 68/100

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 · 64,237 people
• City population: 30,856
• Metro: Paducah, KY-IL
• Population (ZIP): 29,384
• Household income: $54,052
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Property features AI

Finance

• Other: Parcel number 105-31-19-003

Exterior

• Utilities: Public sewerSewer available
• Home design: One-level home
• Construction: Vinyl sidingBlock foundationMetal roof1,056 total building area
• Exterior features: Public waterNot on waterfront

Interior

• Kitchen: Range
• Bedrooms: 2 total rooms
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: WasherRange
• Laundry & utility: Washer

Price history

-4.8% since first listed

9 events — show timeline

• 2026-08-01 Listed $57,000 ImagineMLS
• 2026-07-13 Listing Removed — ImagineMLS
• 2026-07-13 Listing Removed — ImagineMLS
• 2026-06-22 Price Changed $59,900 WKRMLS
• 2026-05-22 Price Changed $72,000 WKRMLS
• 2026-04-09 Price Changed $82,000 WKRMLS
• 2026-01-14 Listed $59,900 ImagineMLS
• 2026-01-14 Listed $99,900 WKRMLS
• 2026-01-12 Listed $59,900 ImagineMLS

Property tax history

-14.1%/yr

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