4080 Lovelaceville Rd · Massac, KY 42001

$89,900

4 bd · 3.0 ba · 2,202 sqft · Other · 61 Days on market

0.85 ac lot $41/sqft · 60% below 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
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Selling As-Is. 2 mobile homes including a 1996 Sunshine 72 * 16. Second is a 1967 Holly Park that has been added onto. A 2 car detached garage. The Holly Park trailer 50 * 12 has previously been rented but is in need of some work. Perfect opportunity to increase your rental portfolio or rent one and live in the other. Great location in the Lone Oak area of Paducah. Furniture left in trailer will remain in home.

Key facts

• Detached garage
• 0.85 acre lot
• Garage

Tags

• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 4.0% in Massac — 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 63/100 on livability (#311 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Mccracken County (town): math 41% / reading 52% proficiency, ranked #16 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 252 active listings in the ZIP; 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $90k implies a 101% gain — meaningful room to come down on a strong offer.

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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.97% ✓
• Cap rate: 16.66%
• Cash-on-cash: 37.04%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $227,056
• List price: $89,900
• Delta: -60.41%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.39×
• Total profit: $34,940
• Equity at exit: $13,404

10-year hold

• IRR: 39.9%
• Equity multiple: 4.74×
• Total profit: $94,249
• Equity at exit: $7,773

Cash invested: $25,172 (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: 252
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $777

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 51%

Sensitivity live

Price	-10% $839	-5% $808	+0% $777	+5% $746	+10% $715
Rent	-10% $637	-5% $707	+0% $777	+5% $847	+10% $917
Rate	-1.0pp $822	-0.5pp $800	base $777	+0.5pp $754	+1.0pp $730

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $89,900 Active 61 DOM
2. 2026-06-19
   days on market $89,900 Active 59 DOM
3. 2026-06-18
   days on market $89,900 Active 58 DOM
4. 2026-06-17
   days on market $89,900 Active 57 DOM
5. 2026-06-16
   days on market $89,900 Active 56 DOM
6. 2026-06-16
   price $89,900 Active 55 DOM
7. 2026-06-15
   days on market $92,000 Active 55 DOM
8. 2026-06-14
   days on market $92,000 Active 53 DOM
9. 2026-06-12
   days on market $92,000 Active 52 DOM
10. 2026-06-09
    days on market $92,000 Active 49 DOM
11. 2026-06-08
    days on market $92,000 Active 48 DOM
12. 2026-06-07
    days on market $92,000 Active 47 DOM
13. 2026-06-05
    days on market $92,000 Active 44 DOM
14. 2026-06-03
    days on market $92,000 Active 43 DOM
15. 2026-06-02
    days on market $92,000 Active 42 DOM
16. 2026-06-01
    days on market $92,000 Active 41 DOM
17. 2026-05-31
    days on market $92,000 Active 40 DOM
18. 2026-05-30
    days on market $92,000 Active 39 DOM
19. 2026-05-18
    price $92,000 418-char remark

    Show marketing remark (418 chars)

    Selling As-Is. 2 mobile homes including a 1996 Sunshine 72 * 16. Second is a 1967 Holly Park that has been added onto. A 2 car detached garage. The Holly Park trailer 50 * 12 has previously been rented but is in need of some work. Perfect opportunity to increase your rental portfolio or rent one and live in the other. Great location in the Lone Oak area of Paducah. Furniture left in trailer will remain in home.

20. 2026-04-29
    price $110,000 418-char remark

    Show marketing remark (418 chars)

    Selling As-Is. 2 mobile homes including a 1996 Sunshine 72 * 16. Second is a 1967 Holly Park that has been added onto. A 2 car detached garage. The Holly Park trailer 50 * 12 has previously been rented but is in need of some work. Perfect opportunity to increase your rental portfolio or rent one and live in the other. Great location in the Lone Oak area of Paducah. Furniture left in trailer will remain in home.

21. 2026-04-21
    listed $119,900 Active 418-char remark

    Show marketing remark (418 chars)

    Selling As-Is. 2 mobile homes including a 1996 Sunshine 72 * 16. Second is a 1967 Holly Park that has been added onto. A 2 car detached garage. The Holly Park trailer 50 * 12 has previously been rented but is in need of some work. Perfect opportunity to increase your rental portfolio or rent one and live in the other. Great location in the Lone Oak area of Paducah. Furniture left in trailer will remain in home.

22. 2015-07-15
    listed $69,500
23. 2004-12-14
    soldstatus $44,721
24. 1999-08-01
    soldstatus $59,900

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,238
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$2,615
• Taxable income: $8,391
• Est. tax owed @ 24.0%: −$2,014
• After-tax cash flow: $7,309/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: Mccracken County
• NCES district ID: 2103960
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $49,976
• Composite: 39.84/100
• National rank: #3871
• State rank: #16 of 165 in KY

Livability — Massac

• Score: 63/100
• State rank: #311
• US rank: #14933

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Massac, KY
• County: McCracken County · 30,856 people
• 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

+53.6% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $92,000 WKRMLS
• 2026-04-29 Price Changed $110,000 WKRMLS
• 2026-04-21 Listed $119,900 WKRMLS
• 2015-07-15 Listed $69,500 WKRMLS
• 2004-12-14 Sold (Public Records) $44,721 Public Records
• 1999-08-01 Sold (Public Records) $59,900 Public Records

Property tax history

-31.8%/yr

Latest (2025): $37 · -42.4% YoY. Source: county tax records.