Mobile Home Park with
For Sale
$540,000
6745 Benton Rd, Paducah, KY 42003
Diversified property with tenant-owned homes, apartment space, a residence, storage buildings, and undeveloped land.
Property Size4,099 SF
Price / SF$131.74
Days on Market41
Property Features for 6745 Benton Rd
General Information
Standard status
Active
Size
4,099 SF
Property subtype
Residential Income
Listing Agency:
Elite Realty
(270) 331-2820
Listed By:
LaDonna Umstead
(270) 331-2820
Source:
Exprealty
Added: Jul 11
Changed: Aug 20
Last Checked: Aug 20 at 2:05PM
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 Elite Realty
Investment Insights
Based on property information with market context.
This mobile home park includes nine tenant-owned mobile homes, along with a former strip motel converted into two apartments. One apartment is currently used for storage. The property also includes a residence operating as a residential/service business and a former garage that provides additional storage or flexible-use space. More than 4,000 square feet is under roof, and the property is reported as 100% occupied by long-term tenants.
Located just off Exit 16, the property has direct visibility and access to I-24 and is minutes from town and nearby amenities. Approximately one acre of undeveloped land overlooking I-24 is included, with any future mixed-use development subject to applicable zoning regulations and governmental approvals.
Located just off Exit 16, the property has direct visibility and access to I-24 and is minutes from town and nearby amenities. Approximately one acre of undeveloped land overlooking I-24 is included, with any future mixed-use development subject to applicable zoning regulations and governmental approvals.
Key Highlights
- Nine tenant‑owned mobile homes included
- Two apartments converted from a former strip motel; one is currently used for storage
- More than 4,000 square feet under roof
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
$33,628
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
6.23%
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%
$672,560
$672.6K
Cap Rate 7%
$480,400
$480.4K
Cap Rate 9%
$373,644
$373.6K
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
$66.9K $16.32/SF
− Vacancy
−$5.8K −$1.40/SF
EGI
$61.1K $14.92/SF
− OpEx
−$27.5K −$6.71/SF
NOI
$33.6K $8.20/SF
Area
McCracken County, KY
Vacancy
8.60%
Lease Rate
$16.32 /SF/Yr
Expense Ratio
45.00%
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%
$672,560
Cap Rate 7%
$480,400
Cap Rate 9%
$373,644
Alternative Uses
Best Use
Apartment 5plus
$480.4K
$420.4K – $560.5K
NOI $33,628 @ 7.0% cap · market cap 6.23%
Second Best
—
—
no second resolved use
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
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Diversified property with tenant-owned homes, apartment space, a residence, storage buildings, and undeveloped land.
Where is this mobile home & rv park located?
The property is located at 6745 Benton Rd 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 included; Two apartments converted from a former strip motel; one is currently used for storage; More than 4,000 square feet under roof
