Two-Residence
New
For Sale
$569,000
4280/4282 Forest Cove, Paducah, KY 42001
Residential Income, Paducah, KY
Property Size3,408 SF
Lot Size0.32 Acres
Price / SF$166.96
Days on Market3
Property Features for 4280/4282 Forest Cove
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Laundry Room, Bathroom 4, Bathroom 3, Bathroom 1, Bedroom 5, Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 4
Elementary school
Clark
Middle school
Paducah
High school
Paducah Tilghman
Elementary school district
Paducah Independent
Middle school district
Paducah Independent
High school district
Paducah Independent
Directions
Take Exit 7 from I-24 West toward US-45 N / US-62 W / Paducah / Lone Oak. Merge onto US-62 West / Alben Barkley Drive. Turn left onto Friedman Lane. Turn right onto Forrest Avenue . Turn left onto Forest Cove. Continue to the end of the cul-de-sac; 4280 Forest Cove will be on your left.
Subdivision
119 - McCracken County
Standard status
Active
APN
096-13-01-007
Size
3,408 SF
Lot size
0.32 Acres
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
1976
Floors in Building
1
Number of units
2
Listing Agency:
HRE Advisors
(270) 705-5355
Listed By:
Kelly Hack · License #275758
(270) 331-4038
Added: Sep 9
Changed: Sep 11
Last Checked: Sep 11 at 2:06PM
MLS# 26025056
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.
Located at 4280/4282 Forest Cove in Paducah, this 3,408-square-foot duplex contains a three-bedroom, two-bath residence and a separate two-bedroom, two-bath suite. Built in 1976, the property features open living areas with vaulted ceilings, large bedrooms, generous closets, and a mix of hardwood, tile, and marble flooring. Natural gas forced-air heating and central air serve the residences.
The 0.315-acre property includes a full-perimeter privacy fence around the backyard, creating distinct exterior areas for each residence. A poured-concrete circular driveway, an integrated irrigation system, and separate water meters add functional value. The layout supports multigenerational living, guest accommodation, a caregiver suite, a home office, or owner occupancy in one residence while leasing the other.
The 0.315-acre property includes a full-perimeter privacy fence around the backyard, creating distinct exterior areas for each residence. A poured-concrete circular driveway, an integrated irrigation system, and separate water meters add functional value. The layout supports multigenerational living, guest accommodation, a caregiver suite, a home office, or owner occupancy in one residence while leasing the other.
Key Highlights
- 3,408‑square‑foot duplex on a 0.315‑acre lot
- One 3‑bedroom, 2‑bath residence plus one 2‑bedroom, 2‑bath suite
- Open living areas with vaulted ceilings and hardwood, tile, and marble flooring
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
$30,757
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
5.41%
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%
$615,140
$615.1K
Cap Rate 7%
$439,386
$439.4K
Cap Rate 9%
$341,744
$341.7K
Market Conditions
NOI Build-Up for 3,408 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
$47.8K $14.04/SF
− Vacancy
−$3.9K −$1.15/SF
EGI
$43.9K $12.89/SF
− OpEx
−$13.2K −$3.87/SF
NOI
$30.8K $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%
$615,140
Cap Rate 7%
$439,386
Cap Rate 9%
$341,744
Alternative Uses
Best Use
Multifamily LT 5
$439.4K
$384.5K – $512.6K
NOI $30,757 @ 7.0% cap · market cap 5.41%
Second Best
Apartment 5plus
$399.4K
$349.5K – $466.0K
NOI $27,959 @ 7.0% cap · market cap 4.91%
Theoretical Best
Warehouse
$710.1K
$621.3K – $828.4K
NOI $49,706 @ 7.0% cap · market cap 8.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
95
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 Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex with flexible living arrangements, separate water meters, and a fully enclosed backyard.
Where is this duplex located?
The property is located at 4280/4282 Forest Cove Paducah, KY.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: 3,408‑square‑foot duplex on a 0.315‑acre lot; One 3‑bedroom, 2‑bath residence plus one 2‑bedroom, 2‑bath suite; Open living areas with vaulted ceilings and hardwood, tile, and marble flooring
