Real Estate Investing in Means, Kentucky (40346)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 40346 (Means, KY)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 20.9% of homes vacant — above national norms.
- 1-year downturn: Values declined 7.2% in the last year.
- Elevated poverty: 40.7% 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 Means, KY (40346)?
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Market Analysis: 40346 Means
Investors eyeing 40346 need to respect the fundamentals at play. Home values of $153K come alongside slower price movement and elevated management overhead.
For an experienced owner, 40346 can be a a credible choice for hunting ground — but the discount at $153K reflects genuine risk that outside investors often underestimate.
On the rental side, 40346 offers a low basis, the region around Means has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A resilient renter share of 20% in 40346 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 40346 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Means:
Market Trends
Home Value History (with trend line)
📊 How Does 40346 Compare?
| Metric | 40346 | Means | Mount Sterling, KY | Kentucky |
|---|---|---|---|---|
| Home Value | $152,706 | $152,706 | N/A | $225,788 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 6.9% |
| Avg Rent | $810 | $810 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
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📊 Market Snapshot
| Home Value | $152,706 |
| Monthly Rent | $810 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | -7.2% ▼ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (4.1%). 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 40346
Population: 765
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
Should investors consider Means, KY?
With a 3.0/5 investability score, Means, KY ranks as a solid market for rental property investors. Median prices of $153K and rents of $810/mo drive the underlying numbers.
What real estate strategy is ideal for Means, KY?
Means, KY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($153K prices, $810/mo rents) make it a reasonable choice.
What does house hacking look like in Means, KY?
For house hackers, Means, KY is a challenging. The $810/mo rent on a unit helps defray the mortgage on a $153K property.
What kind of vacancy should I budget for in Means, KY?
Means, KY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What price range are homes in Means, KY?
The median home value in Means, KY is roughly $153K. That puts it reasonable relative to the KY statewide average.
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