Historic Mixed-Use
For Sale
$395,000
806 Jefferson, Paducah, KY 42001
Commercial/Industrial, Multi-Level, Paducah, KY
Property Size3,400 SF
Price / SF$116.18
Days on Market86
Property Features for 806 Jefferson
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
In City Limits, Interior Lot
Directions
From I-24, take Hinkleville Road and continue straight onto Park Ave, then continue straight down Martin Luther King Jr Dr, then take a right onto N 8th St, then take a right onto Jefferson St and the house is on the left.
Subdivision
McCracken
Standard status
Active
Utilities
Cooling system
Central Air, Window Unit(s)
Water source
Public
Amenities
exposed brick
wood floors
tall ceilings
abundant natural light
multiple offices
reception areas
gathering spaces
two kitchen areas
floored attic
basement storage
multiple entrances
Building Details
Flooring type
Tile, Wood
Building materials
Frame
Roof type
Shingle
Architectural style
Other
Listing Agency:
Housman Partners Real Estate
(270) 534-5569
Listed By:
Jessica Housman · License #201474
(270) 210-4366
Added: Jun 18
Changed: Sep 5
Last Checked: Sep 11 at 10:06PM
MLS# 137540
Copyright © 2026 Western Kentucky Regional MLS Inc. 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.
Built in 1890, this frame mixed-use property combines historic character with a flexible multi-level layout. Original architectural elements include exposed brick, wood floors, tall ceilings, and abundant natural light. The interior includes multiple offices, reception areas, gathering spaces, and two kitchen areas, along with a floored attic and basement storage. Central air and window-unit cooling are available, with wood and tile flooring throughout.
The property has previously accommodated a residential duplex and a chiropractic office. Multiple entrances and on-site parking support a range of commercial, residential, and live-work configurations. Located on Jefferson Street in Paducah, the property is near the downtown area, shopping, dining, and entertainment. Public water service and a shingle roof are also in place.
The property has previously accommodated a residential duplex and a chiropractic office. Multiple entrances and on-site parking support a range of commercial, residential, and live-work configurations. Located on Jefferson Street in Paducah, the property is near the downtown area, shopping, dining, and entertainment. Public water service and a shingle roof are also in place.
Key Highlights
- Built in 1890 with exposed brick, wood floors, tall ceilings, and abundant natural light
- Multi‑level mixed‑use layout with multiple offices, reception areas, and gathering spaces
- Two kitchen areas, floored attic, and basement storage
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
$36,060
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
9.13%
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%
$721,200
$721.2K
Cap Rate 7%
$515,143
$515.1K
Cap Rate 9%
$400,667
$400.7K
Market Conditions
NOI Build-Up for 3,400 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
$64.5K $18.96/SF
− Vacancy
−$6.8K −$1.99/SF
EGI
$57.7K $16.97/SF
− OpEx
−$21.6K −$6.36/SF
NOI
$36.1K $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%
$721,200
Cap Rate 7%
$515,143
Cap Rate 9%
$400,667
Alternative Uses
Best Use
Mixed Use
$515.1K
$450.8K – $601.0K
NOI $36,060 @ 7.0% cap · market cap 9.13%
Second Best
Office B
$464.5K
$406.4K – $541.9K
NOI $32,513 @ 7.0% cap · market cap 8.23%
Theoretical Best
Warehouse
$708.4K
$619.9K – $826.5K
NOI $49,589 @ 7.0% cap · market cap 12.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,409
Businesses Nearby
Explore this area
Business Placement
Demographics for 42001, KY
31,579
Population
14,815
Households
2.1
Avg Household Size
41
Median Age
36%
College-Educated
94%
High-School Grad
74.2 sq mi
ZIP Area
426
Density / Sq Mi
$68,868
Median Household Income
$42,334
Median Earnings
$916
Median Rent
$210,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-level layout with original details, multiple entrances, and two kitchen areas.
Where is this mixed-use property located?
The property is located at 806 Jefferson Paducah, KY.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Built in 1890 with exposed brick, wood floors, tall ceilings, and abundant natural light; Multi‑level mixed‑use layout with multiple offices, reception areas, and gathering spaces; Two kitchen areas, floored attic, and basement storage
