Mobile Home Park with
For Sale
$540,000
6745 Benton Road, Paducah, KY 42003
Commercial Sale, Paducah, KY
Property Size4,099 SF
Lot Size3.73 Acres
Price / SF$131.74
Days on Market49
Property Features for 6745 Benton Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
UR
Zoning description
Urbanizing Residential
Subdivision
Rural
Directions
From Reidland Elementary School follow Benton Road approximately 2 miles. Property on the R just before crossing over I24 bridge.
Standard status
Active
APN
134-10-05-014.ML1
Size
4,099 SF
Lot size
3.73 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Central Air
Building Details
Roof type
Metal
Listing Agency:
Elite Realty
(270) 444-6522
Listed By:
LaDonna Umstead
(270) 331-2820
Added: Jul 11
Changed: Aug 20
Last Checked: Aug 28 at 5:06PM
MLS# 26017893
Copyright © 2026 ImagineMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3.73-acre property includes a mobile home park with nine tenant-owned mobile homes, along with several additional improvements. A former strip motel has been converted into two apartments, with one currently used for storage. The property also includes a residence operating as a residential/service business and a former garage that provides additional storage space. Total improvements encompass 4,099 square feet under roof, with a metal roof, central air, public sewer, and cable availability.
The property is located at 6745 Benton Road in Paducah, Kentucky, just off Exit 16 with direct visibility and access to I-24. Approximately one acre remains undeveloped and overlooks the interstate. The site is zoned UR and is reported as 100% occupied by long-term tenants.
The property is located at 6745 Benton Road in Paducah, Kentucky, just off Exit 16 with direct visibility and access to I-24. Approximately one acre remains undeveloped and overlooks the interstate. The site is zoned UR and is reported as 100% occupied by long-term tenants.
Key Highlights
- Nine tenant‑owned mobile homes within the park
- Two apartments converted from a former strip motel; one is currently used for storage
- 4,099 square feet under roof on 3.73 acres
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$43,473
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.05%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$869,460
$869.5K
Cap Rate 7%
$621,043
$621.0K
Cap Rate 9%
$483,033
$483.0K
Market Conditions
NOI Build-Up for 4,099 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$77.7K $18.96/SF
− Vacancy
−$8.2K −$1.99/SF
EGI
$69.6K $16.97/SF
− OpEx
−$26.1K −$6.36/SF
NOI
$43.5K $10.61/SF
Area
McCracken County, KY
Vacancy
10.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$869,460
Cap Rate 7%
$621,043
Cap Rate 9%
$483,033
Alternative Uses
Best Use
Mixed Use
$621.0K
$543.4K – $724.6K
NOI $43,473 @ 7.0% cap · market cap 8.05%
Second Best
Apartment 5plus
$480.4K
$420.4K – $560.5K
NOI $33,628 @ 7.0% cap · market cap 6.23%
Theoretical Best
Warehouse
$854.1K
$747.3K – $996.4K
NOI $59,784 @ 7.0% cap · market cap 11.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 42003, KY
28,592
Population
14,132
Households
2
Avg Household Size
43
Median Age
22%
College-Educated
92%
High-School Grad
69.0 sq mi
ZIP Area
414
Density / Sq Mi
$54,052
Median Household Income
$33,566
Median Earnings
$696
Median Rent
$160,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Diversified property combining mobile homes, apartments, a residence, and storage-oriented improvements.
Where is this mobile home & rv park located?
The property is located at 6745 Benton Road Paducah, KY.
What is the asking price?
The asking price for this property is $540,000.
What are key features of this property?
This property features: Nine tenant‑owned mobile homes within the park; Two apartments converted from a former strip motel; one is currently used for storage; 4,099 square feet under roof on 3.73 acres
