Real Estate Investing in Custer, Kentucky (40140)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 40140 (Custer, KY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 20.5% of homes vacant — above national norms.
- Elevated poverty: 51.1% 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 (40140)?
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Market Analysis: 40140 Custer
This part of Breckinridge County is not an easy win. The 40140 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 40140 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Custer have seen price recovery that 40140 has not matched. Breckinridge County data supports the view that the spread is structural rather than temporary.
Resident income in 40140 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 40140 is an operator game, not a passive one. Looking more closely, 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 40140 Compare?
| Metric | 40140 | Custer | Kentucky |
|---|---|---|---|
| Home Value | $209,501 | $209,778 | $225,788 |
| 5-Year CAGR | 7.4% | 6.9% | 6.9% |
| Avg Rent | $945 | $968 | - |
| Cap Rate | 3.5% | 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 40140 (Custer, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $209,501 |
| Monthly Rent | $945 |
| Price-to-Rent | 18.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +13.0% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +8.7% ▲ |
🏠 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 (3.5%). 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 40140
Population: 699
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
Frequently Asked Questions
What do rentals go for in Custer, KY?
Average rent in Custer, KY is approximately $945/mo per month. Against $210K home values that yields a reasonable rent-to-price ratio.
How qualified is the tenant pool in Custer, KY?
Expect a solid tenant pool in Custer, KY. The rental market absorbs $945/mo rents without meaningful friction.
What is the average home sale price in Custer, KY?
Typical homes in Custer, KY go for around $210K. The 5-year CAGR of 0.0% even-keeled price movement.
Is Custer, KY a good market for FHA house hackers?
Custer, KY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $945/mo rent level.
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.
You know 40140 now. You don’t know where it ranks.
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