1901 Bridge St · Paducah, KY 42003

$54,900

1 bd · 1.0 ba · 2,228 sqft · SingleFamily · 261 Days on market

5,227 sqft lot $25/sqft · 13% below area Est $63k · 13% under ↓ 33% since listing

---

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 +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Unique brick property on a corner lot in Paducah featuring over 2,200 sq ft, spacious open areas, wood flooring, metal roof, handicap accessibility, and plenty of character throughout. This property offers endless potential for residential, office, studio, or investment possibilities. Needs TLC, including no working shower, and is priced accordingly. Bring your vision and make it your own!

Key facts

• 5,227 sq ft lot
• Listed 260 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 1.80% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.40%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $63,371
• List price: $54,900
• Delta: -13.37%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 2.09×
• Total profit: $16,735
• Equity at exit: $8,186

10-year hold

• IRR: 33.9%
• Equity multiple: 4.10×
• Total profit: $47,617
• Equity at exit: $4,747

Cash invested: $15,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $402

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 54%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $54,900 Active 261 DOM
2. 2026-06-18
   days on market $54,900 Active 260 DOM
3. 2026-06-17
   days on market $54,900 Active 259 DOM
4. 2026-06-16
   days on market $54,900 Active 258 DOM
5. 2026-06-15
   days on market $54,900 Active 257 DOM
6. 2026-06-14
   days on market $54,900 Active 255 DOM
7. 2026-06-12
   pricedays on market $54,900 Active 254 DOM
8. 2026-06-09
   days on market $56,900 Active 251 DOM
9. 2026-06-08
   days on market $56,900 Active 250 DOM
10. 2026-06-07
    days on market $56,900 Active 249 DOM
11. 2026-06-03
    days on market $56,900 Active 245 DOM
12. 2026-06-02
    days on market $56,900 Active 244 DOM
13. 2026-06-01
    days on market $56,900 Active 243 DOM
14. 2026-05-31
    days on market $56,900 Active 242 DOM
15. 2026-05-30
    days on market $56,900 Active 241 DOM
16. 2026-05-11
    price $56,900 392-char remark

    Show marketing remark (392 chars)

    Unique brick property on a corner lot in Paducah featuring over 2,200 sq ft, spacious open areas, wood flooring, metal roof, handicap accessibility, and plenty of character throughout. This property offers endless potential for residential, office, studio, or investment possibilities. Needs TLC, including no working shower, and is priced accordingly. Bring your vision and make it your own!

17. 2026-03-03
    status Active 392-char remark

    Show marketing remark (392 chars)

    Unique brick property on a corner lot in Paducah featuring over 2,200 sq ft, spacious open areas, wood flooring, metal roof, handicap accessibility, and plenty of character throughout. This property offers endless potential for residential, office, studio, or investment possibilities. Needs TLC, including no working shower, and is priced accordingly. Bring your vision and make it your own!

18. 2026-03-03
    price $59,900 392-char remark

    Show marketing remark (392 chars)

    Unique brick property on a corner lot in Paducah featuring over 2,200 sq ft, spacious open areas, wood flooring, metal roof, handicap accessibility, and plenty of character throughout. This property offers endless potential for residential, office, studio, or investment possibilities. Needs TLC, including no working shower, and is priced accordingly. Bring your vision and make it your own!

19. 2025-12-26
    price $54,900 392-char remark

    Show marketing remark (392 chars)

    Unique brick property on a corner lot in Paducah featuring over 2,200 sq ft, spacious open areas, wood flooring, metal roof, handicap accessibility, and plenty of character throughout. This property offers endless potential for residential, office, studio, or investment possibilities. Needs TLC, including no working shower, and is priced accordingly. Bring your vision and make it your own!

20. 2025-12-11
    price $59,900 392-char remark

    Show marketing remark (392 chars)

    Unique brick property on a corner lot in Paducah featuring over 2,200 sq ft, spacious open areas, wood flooring, metal roof, handicap accessibility, and plenty of character throughout. This property offers endless potential for residential, office, studio, or investment possibilities. Needs TLC, including no working shower, and is priced accordingly. Bring your vision and make it your own!

21. 2025-10-01
    listed $64,900 Active 392-char remark

    Show marketing remark (392 chars)

    Unique brick property on a corner lot in Paducah featuring over 2,200 sq ft, spacious open areas, wood flooring, metal roof, handicap accessibility, and plenty of character throughout. This property offers endless potential for residential, office, studio, or investment possibilities. Needs TLC, including no working shower, and is priced accordingly. Bring your vision and make it your own!

22. 2025-07-16
    listed $84,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,872
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$1,597
• Taxable income: $4,202
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $3,818/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
• 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

-32.7% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $56,900 WKRMLS
• 2026-03-03 Relisted — WKRMLS
• 2026-03-03 Price Changed $59,900 WKRMLS
• 2025-12-26 Price Changed $54,900 WKRMLS
• 2025-12-11 Price Changed $59,900 WKRMLS
• 2025-10-01 Listed $64,900 WKRMLS
• 2025-07-16 Listed $84,500 WKRMLS