Accessible Retail
For Sale
$229,900
1731 Irvin Cobb Drive, Paducah, KY 42003
Single-level C-1 commercial space with refreshed building systems, multiple storage areas, and a tenant interested in remaining.
Property Size1,372 SF
Price / SF$167.57
Days on Market129
Property Features for 1731 Irvin Cobb Drive
General Information
Standard status
Active
Size
1,372 SF
Property subtype
Commercial
Zoning
C-1, zoned comm only option in flex c1 o
Amenities
handicap accessible
lobby
storage closets
attic storage
utility sink
Building Details
Building Size
1,372 SF
Year Built
1965
Buildings
1
Stories
1
Construction
brick
Listing Agency:
Century 21 Service Realty
(270) 442-2100
Listed By:
Andrea Higdon · License #KY232371
Source:
Gia-sells
Added: Apr 24
Changed: Aug 29
Last Checked: Aug 29 at 7:52PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Century 21 Service Realty
Investment Insights
Based on property information with market context.
This 1,372-square-foot retail building is arranged on one level and includes handicap-accessible features. Brick construction, a metal roof, and a 1965 build date define the exterior. Electrical wiring, plumbing to the drain, and bathrooms were updated within the last 10 years.
The interior is currently configured for a tattoo parlor, with four setups equipped with individual sinks and cabinets. A lobby, several storage closets, floored attic storage, and a utility sink provide additional functionality. The property is zoned C-1 for commercial use and is located at 1731 Irvin Cobb Drive in Paducah, Kentucky. The current tenant owns the contents and has expressed interest in staying.
The interior is currently configured for a tattoo parlor, with four setups equipped with individual sinks and cabinets. A lobby, several storage closets, floored attic storage, and a utility sink provide additional functionality. The property is zoned C-1 for commercial use and is located at 1731 Irvin Cobb Drive in Paducah, Kentucky. The current tenant owns the contents and has expressed interest in staying.
Key Highlights
- 1,372 SF retail building on one level
- C‑1 zoning for commercial use
- Brick construction with a metal roof; built in 1965
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
$15,000
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
6.52%
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%
$300,000
$300.0K
Cap Rate 7%
$214,286
$214.3K
Cap Rate 9%
$166,667
$166.7K
Market Conditions
NOI Build-Up for 1,372 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
$22.6K $16.44/SF
− Vacancy
−$1.1K −$0.82/SF
EGI
$21.4K $15.62/SF
− OpEx
−$6.4K −$4.69/SF
NOI
$15.0K $10.93/SF
Area
McCracken County, KY
Vacancy
5.00%
Lease Rate
$16.44 /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%
$300,000
Cap Rate 7%
$214,286
Cap Rate 9%
$166,667
Alternative Uses
Best Use
Retail
$214.3K
$187.5K – $250.0K
NOI $15,000 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$285.9K
$250.1K – $333.5K
NOI $20,011 @ 7.0% cap · market cap 8.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
18k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Bargain Hunt
Shops & Services
15,511 visits/mo
0.2 miles
Chase Bank
Shops & Services
1,663 visits/mo
0.1 miles
Romantix
Shops & Services
1,181 visits/mo
0.2 miles
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Single-level C-1 commercial space with refreshed building systems, multiple storage areas, and a tenant interested in remaining.
Where is this retail space located?
The property is located at 1731 Irvin Cobb Drive Paducah, KY.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: 1,372 SF retail building on one level; C‑1 zoning for commercial use; Brick construction with a metal roof; built in 1965
