Historic Duplex with Chiropractic
For Sale
$395,000
806 Jefferson Street, Paducah, KY 42001
COMMERCIAL - Paducah, KY
Property Size3,474 SF
Lot Size0.19 Acres
Price / SF$113.70
Days on Market75
Property Features for 806 Jefferson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Rooms
Basement
Basement
Unfinished
Subdivision
Downtown
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.
Standard status
Active
APN
112-11-14-006
Size
3,474 SF
Lot size
0.19 Acres
Utilities
Heating system
Forced Air
Cooling system
Window Unit(s), Central Air
Building Details
Year built
1890
Building materials
Block, Concrete
Listing Agency:
Housman Partners Real Estate
(270) 534-5569
Listed By:
Jessica Housman · License #201474
(270) 210-4366
Added: Jun 16
Changed: Aug 4
Last Checked: Aug 29 at 7:06PM
MLS# 26017274
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.
Built in 1890, this 3,475-square-foot mixed-use building has operated as both a residential duplex and a professional chiropractic office, offering a flexible layout for a wide range of commercial uses. The property sits on a 0.19-acre lot and features original historic character, including exposed brick walls, hardwood floors, tall ceilings, wood beams, and abundant natural light.
The flexible floor plan includes multiple offices, reception areas, gathering spaces, two kitchens, and multiple entrances, along with a floored attic and an unfinished basement. Heating is provided by forced air, with central air and window unit cooling. Construction is of block and concrete, and the property includes on-site parking.
Located at 806 Jefferson Street in Paducah, KY, the building’s configuration supports adaptive reuse for owner-users and investors seeking a distinctive, landmark-style commercial property.
The flexible floor plan includes multiple offices, reception areas, gathering spaces, two kitchens, and multiple entrances, along with a floored attic and an unfinished basement. Heating is provided by forced air, with central air and window unit cooling. Construction is of block and concrete, and the property includes on-site parking.
Located at 806 Jefferson Street in Paducah, KY, the building’s configuration supports adaptive reuse for owner-users and investors seeking a distinctive, landmark-style commercial property.
Key Highlights
- 3,475‑square‑foot historic mixed‑use duplex building built in 1890
- 0.19‑acre lot at 806 Jefferson Street, Paducah, KY
- Served as a residential duplex and professional chiropractic office
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
$36,121
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
9.14%
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%
$722,420
$722.4K
Cap Rate 7%
$516,014
$516.0K
Cap Rate 9%
$401,344
$401.3K
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
$65.9K $18.96/SF
− Vacancy
−$5.7K −$1.63/SF
EGI
$60.2K $17.33/SF
− OpEx
−$24.1K −$6.93/SF
NOI
$36.1K $10.40/SF
Area
McCracken County, KY
Vacancy
8.60%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
40.00%
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%
$722,420
Cap Rate 7%
$516,014
Cap Rate 9%
$401,344
Alternative Uses
Best Use
Healthcare Medical
$516.0K
$451.5K – $602.0K
NOI $36,121 @ 7.0% cap · market cap 9.14%
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?
Duplex - Built in 1890, this historic mixed-use duplex includes office space, two kitchens, and on-site parking.
Where is this duplex located?
The property is located at 806 Jefferson Street 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: 3,475‑square‑foot historic mixed‑use duplex building built in 1890; 0.19‑acre lot at 806 Jefferson Street, Paducah, KY; Served as a residential duplex and professional chiropractic office
