131 - 133 Farley Pl · Paducah, KY 42003

$155,000

4 bd · 2.0 ba · 1,871 sqft · SingleFamily public records · 66 Days on market

Built 1982 0.93 ac lot $83/sqft · 17% below area Est $248k · 37% under

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• 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

Buyer to verify square footage. Investment opportunity. Duplex - one side is rented - 3 bedroom, 1 1/2 bath rents for $1,200 per month. Other side of duplex - currently vacant - one bedroom, 1 bath. Could rent for $750 - $800 per month. Large lot. Convenient location.

Key facts

• Large lot
• Convenient location
• Duplex

Tags

• INVESTMENT OPPORTUNITY
• DUPLEX
• LARGE LOT
• CONVENIENT LOCATION

🏷️ Possibly a rental listed for sale. The $155,000 price doesn't fit this home's estimated sale value (~$247,960) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (4.7% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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-, 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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.
• Current owner paid $40k; list at $155k implies a 288% 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $247,960
• List price: $155,000
• Delta: -37.49%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Farley Pl	0.04mi	3/2.0 (-1)	1,604 (-14%)	4mo	$159,000	$99	66
1130 Murray Ave	0.73mi	3/1.0 (-1)	1,650 (-12%)	21mo	$89,900	$54	20

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-19,013
• Equity at exit: $23,111

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-8,636
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $95

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 89%

Sensitivity live

Price	-10% $203	-5% $149	+0% $95	+5% $42	+10% $-12
Rent	-10% $-21	-5% $37	+0% $95	+5% $154	+10% $212
Rate	-1.0pp $174	-0.5pp $135	base $95	+0.5pp $55	+1.0pp $14

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $155,000 Active 66 DOM
2. 2026-06-19
   days on market $155,000 Active 64 DOM
3. 2026-06-18
   days on market $155,000 Active 63 DOM
4. 2026-06-17
   days on market $155,000 Active 62 DOM
5. 2026-06-16
   days on market $155,000 Active 61 DOM
6. 2026-06-15
   days on market $155,000 Active 60 DOM
7. 2026-06-14
   days on market $155,000 Active 58 DOM
8. 2026-06-12
   days on market $155,000 Active 57 DOM
9. 2026-06-09
   days on market $155,000 Active 54 DOM
10. 2026-06-08
    days on market $155,000 Active 53 DOM
11. 2026-06-07
    days on market $155,000 Active 52 DOM
12. 2026-06-03
    days on market $155,000 Active 48 DOM
13. 2026-06-02
    days on market $155,000 Active 47 DOM
14. 2026-06-01
    days on market $155,000 Active 46 DOM
15. 2026-05-31
    days on market $155,000 Active 45 DOM
16. 2026-05-30
    days on market $155,000 Active 44 DOM
17. 2026-04-16
    listed $155,000 Active 268-char remark

    Show marketing remark (268 chars)

    Buyer to verify square footage. Investment opportunity. Duplex - one side is rented - 3 bedroom, 1 1/2 bath rents for $1,200 per month. Other side of duplex - currently vacant - one bedroom, 1 bath. Could rent for $750 - $800 per month. Large lot. Convenient location.

18. 2022-06-20
    soldstatus $40,000
19. 2018-01-22
    soldstatus $55,000 150-char remark

    Show marketing remark (150 chars)

    Generate rental income! 4 bedroom, 2 1/2 bath, gas heated home with divided living areas. Huge lot with quick access to fishing and the Business Loop.

20. 2016-10-27
    listed $59,000 150-char remark

    Show marketing remark (150 chars)

    Generate rental income! 4 bedroom, 2 1/2 bath, gas heated home with divided living areas. Huge lot with quick access to fishing and the Business Loop.

21. 1999-09-01
    soldstatus $22,550

ⓘ 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: $17,721
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$4,509
• Taxable loss: −$1,406
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $1,483/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

+587.4% since first listed

5 events — show timeline

• 2026-04-16 Listed $155,000 WKRMLS
• 2022-06-20 Sold (Public Records) $40,000 Public Records
• 2018-01-22 Sold (MLS) $55,000 WKRMLS
• 2016-10-27 Listed $59,000 WKRMLS
• 1999-09-01 Sold (Public Records) $22,550 Public Records

Property tax history

-9.4%/yr

Latest (2025): $299 · -0.8% YoY. Source: county tax records.