Mobile Home Park with
For Sale
$540,000
6745 Benton Road, Paducah, KY 42003
Residential Income, 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
Residential Multi Family
Property subtype
Duplex
Zoning
UR
Zoning description
Urbanizing Residential
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bathroom 4, Bathroom 3, Bedroom 2
Elementary school
Reidland
High school
McCracken Co
Elementary school district
McCracken - 119
Middle school district
McCracken - 119
High school district
McCracken - 119
Directions
From Reidland Elementary School follow Benton Road approximately 2 miles. Property on the R just before crossing over I24 bridge.
Subdivision
119 - McCracken County
Standard status
Active
APN
134-10-05-014.ML1
Size
4,099 SF
Lot size
3.73 Acres
Utilities
Utilities
Cable Available
Heating system
Forced Air, Natural Gas
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 19
Last Checked: Aug 28 at 5:06PM
MLS# 26017974
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 residential income property includes a mobile home park with nine tenant-owned mobile homes, along with a former motel structure converted into two apartments. One apartment is currently used for storage. The property also contains a residence operating as a residential/service business and a former garage used for additional storage or flexible-use space. Total improvements comprise 4,099 square feet under roof. The property is zoned UR and is fully occupied by long-term tenants.
Located near I-24 Exit 16, the property has direct visibility from the interstate and access to Benton Road. Approximately one acre remains undeveloped with an overlook toward I-24; any future mixed-use development would be subject to applicable zoning requirements and governmental approvals. Improvements include metal roofing, forced-air and natural-gas heating, central air, and cable availability.
Located near I-24 Exit 16, the property has direct visibility from the interstate and access to Benton Road. Approximately one acre remains undeveloped with an overlook toward I-24; any future mixed-use development would be subject to applicable zoning requirements and governmental approvals. Improvements include metal roofing, forced-air and natural-gas heating, central air, and cable availability.
Key Highlights
- Nine tenant‑owned mobile homes within the park
- Two apartments in a converted former motel structure
- 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
$36,994
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
6.85%
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%
$739,880
$739.9K
Cap Rate 7%
$528,486
$528.5K
Cap Rate 9%
$411,044
$411.0K
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
$57.5K $14.04/SF
− Vacancy
−$4.7K −$1.15/SF
EGI
$52.8K $12.89/SF
− OpEx
−$15.9K −$3.87/SF
NOI
$37.0K $9.03/SF
Area
McCracken County, KY
Vacancy
8.17%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
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%
$739,880
Cap Rate 7%
$528,486
Cap Rate 9%
$411,044
Alternative Uses
Best Use
Multifamily LT 5
$528.5K
$462.4K – $616.6K
NOI $36,994 @ 7.0% cap · market cap 6.85%
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
3
Residential units
100%
Occupancy
Yes
Highway access
Yes
Paved road 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 residential property with tenant-owned homes, apartment space, storage buildings, and convenient I-24 access.
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 in a converted former motel structure; 4,099 square feet under roof on 3.73 acres
