Real Estate Investing in Payneville, Kentucky (40170)
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Should you buy in 40170 (Payneville, KY)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated poverty: 41.7% 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 Payneville, KY (40170)?
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Market Analysis: 40170 Payneville
The 40170 ZIP covers a section of Payneville that demands careful diligence. Prices near $120K look accessible, but the work to make a deal cash flow is real.
The 40170 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader KY picture, 40170 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 40170 includes headwinds that any investor should price in. Income distribution skews lower than Payneville averages, and tenant stability requires active management.
Strategically, 40170 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Payneville:
Market Trends
Home Value History (with trend line)
📊 How Does 40170 Compare?
| Metric | 40170 | Payneville | Kentucky |
|---|---|---|---|
| Home Value | $120,306 | $191,967 | $225,788 |
| 5-Year CAGR | 1.8% | 6.5% | 6.9% |
| Avg Rent | $783 | $879 | - |
| Cap Rate | 5.1% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 40170 (Payneville, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $120,306 |
| Monthly Rent | $783 |
| Price-to-Rent | 12.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.8% |
| Cap Rate | 5.1% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | -1.2% ▼ |
| 3-Year CAGR | -1.9% ▼ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (5.1%). 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 40170
Population: 536
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 approach is best for Payneville, KY real estate?
In Payneville, KY the durable play is typically careful cash-flow rentals with hands-on management. The combination of $120K prices and $783/mo rents suits that approach.
What monthly rent should investors expect in Payneville, KY?
Expect rents around $783/mo per month in Payneville, KY. With home values at $120K, the yield math works out to reasonable levels for rental investors.
Are tenants stable in Payneville, KY?
Tenant demand in Payneville, KY is solid. The local workforce $783/mo rents across most rental classes.
How high is vacancy risk in Payneville, KY?
Occupancy in Payneville, KY runs consistent with elevated vacancy. Well-priced units at $783/mo lease on reasonable timelines.
Is KY a landlord-friendly state?
For rental operators, Payneville, KY rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
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