Historic Mixed-Use
For Sale
$395,000
806 Jefferson St, Paducah, KY 42001
Flexible commercial layout with offices, reception areas, two kitchens, multiple entrances, parking, and prior residential use.
Property Size3,475 SF
Price / SF$113.70
Days on Market52
Property Features for 806 Jefferson St
General Information
Standard status
Active
Size
3,475 SF
Property subtype
Commercial
Building Details
Year Built
1890
Buildings
1
Building Size
3,475 SF
Construction
brick & beam
Listing Agency:
Housman Partners Real Estate
(270) 210-4366
Listed By:
Jessica Housman · License #201474
Source:
Centralkyhomesforsale
Added: Jul 9
Changed: Aug 28
Last Checked: Aug 29 at 10:31AM
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 Housman Partners Real Estate
Investment Insights
Based on property information with market context.
Constructed in 1890, this mixed-use building combines historic interior elements with a flexible arrangement suited to commercial and residential applications. Exposed brick, hardwood flooring, tall ceilings, wood beams, and substantial natural light define the interior. The layout includes multiple offices, reception areas, gathering rooms, two kitchens, several entrances, a floored attic, and an unfinished basement. On-site parking is also provided.
The property is located at 806 Jefferson St in Paducah, minutes from the downtown district. Nearby context includes restaurants, entertainment, government offices, healthcare providers, and the local business community. The building has previously accommodated a residential duplex and a professional chiropractic office, providing documented mixed-use functionality.
The property is located at 806 Jefferson St in Paducah, minutes from the downtown district. Nearby context includes restaurants, entertainment, government offices, healthcare providers, and the local business community. The building has previously accommodated a residential duplex and a professional chiropractic office, providing documented mixed-use functionality.
Key Highlights
- Built in 1890 with exposed brick, hardwood floors, tall ceilings, and wood beams
- Interior includes multiple offices, reception areas, and gathering spaces
- Two kitchens and multiple entrances support a flexible layout
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
$33,220
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
8.41%
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%
$664,400
$664.4K
Cap Rate 7%
$474,571
$474.6K
Cap Rate 9%
$369,111
$369.1K
Market Conditions
NOI Build-Up for 3,474 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
$52.1K $15.00/SF
− Vacancy
−$7.8K −$2.25/SF
EGI
$44.3K $12.75/SF
− OpEx
−$11.1K −$3.19/SF
NOI
$33.2K $9.56/SF
Area
McCracken County, KY
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$664,400
Cap Rate 7%
$474,571
Cap Rate 9%
$369,111
Alternative Uses
Best Use
Mixed Use
$526.3K
$460.6K – $614.1K
NOI $36,844 @ 7.0% cap · market cap 9.33%
Second Best
Office B
$474.6K
$415.3K – $553.7K
NOI $33,220 @ 7.0% cap · market cap 8.41%
Theoretical Best
Warehouse
$723.8K
$633.4K – $844.5K
NOI $50,668 @ 7.0% cap · market cap 12.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial layout with offices, reception areas, two kitchens, multiple entrances, parking, and prior residential use.
Where is this mixed-use property located?
The property is located at 806 Jefferson St 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, hardwood floors, tall ceilings, and wood beams; Interior includes multiple offices, reception areas, and gathering spaces; Two kitchens and multiple entrances support a flexible layout
