Real Estate Investing in Custer, Kentucky (40115)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 40115 (Custer, KY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 24.3% of homes vacant — above national norms.
- Elevated poverty: 25.5% poverty rate — can affect rent collection.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Custer, KY (40115)?
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Market Analysis: 40115 Custer
Not every below-median market is a bargain. Custer's 40115 ZIP shows signals that favor experienced operators who can absorb the risk $210K pricing implies.
For an experienced owner, 40115 can be a a credible choice for hunting ground — but the discount at $210K reflects genuine risk that outside investors often underestimate.
ZIP 40115's metrics run below Breckinridge County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 40115 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 40115 is an operator game, not a passive one. On balance, entry prices of $210K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Custer:
Market Trends
Home Value History (with trend line)
📊 How Does 40115 Compare?
| Metric | 40115 | Custer | Kentucky |
|---|---|---|---|
| Home Value | $210,054 | $209,778 | $225,788 |
| 5-Year CAGR | 6.3% | 6.9% | 6.9% |
| Avg Rent | $990 | $968 | - |
| Cap Rate | 3.7% | 3.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 40115 (Custer, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $210,054 |
| Monthly Rent | $990 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +9.4% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 40115
Population: 990
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 40115
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
How does Custer, KY stack up for property investment?
Custer, KY sits at an investability rating of 3.0/5, with median home values near $210K and average rents around $990/mo. That combination puts it in the robust tier for investor interest.
How much is rent in Custer, KY?
Custer, KY rentals go for roughly $990/mo a month. That puts gross yield in solid territory relative to $210K acquisition costs.
How do landlord-tenant laws work in Custer, KY?
KY law landlord-friendly for landlords, and Custer inherits those rules. Investors should still review local ordinances for rental licensing.
What is the rental occupancy rate in Custer, KY?
Occupancy in Custer, KY runs predictable with elevated vacancy. Well-priced units at $990/mo lease on reasonable timelines.
What is the best play in Custer, KY?
Custer, KY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($210K prices, $990/mo rents) make it a reasonable choice.
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