Real Estate Investing in Williamsburg, Kentucky (40769)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 40769 (Williamsburg, KY)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 19.0% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.2% CAGR).
- Elevated poverty: 20.9% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Williamsburg, KY (40769)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 40769 Williamsburg
Investors eyeing 40769 need to respect the fundamentals at play. Home values of $128K come alongside slower price movement and elevated management overhead.
For an experienced owner, 40769 can be a a credible choice for hunting ground — but the discount at $128K reflects genuine risk that outside investors often underestimate.
Within KY, ZIP 40769 trails on several market indicators that neighboring Whitley County submarkets outperform. The gap is real and significant enough to shape underwriting.
Employment concentration in 40769 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 40769 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 Williamsburg:
Property Strategy for 40769
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $68,567 | $710 | 7.5% | +5.4% | $68,567 |
| 2BR | $104,662 | $870 | 6.0% | +10.1% | $52,331 |
| 3BR | $165,028 | $1,050 | 4.6% | +10.0% | $55,009 |
| 4BR | $210,913 | $1,170 | 4.0% | +10.1% | $52,728 |
| 5BR | $246,977 | — | — | +8.3% | $49,395 |
Market Trends
Home Value History (with trend line)
📊 How Does 40769 Compare?
| Metric | 40769 | Williamsburg | London, KY | Kentucky |
|---|---|---|---|---|
| Home Value | $128,032 | $123,271 | N/A | $225,788 |
| 5-Year CAGR | 0.2% | 2.7% | N/A | 6.9% |
| Avg Rent | $783 | $783 | N/A | - |
| Cap Rate | 4.8% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 40769 (Williamsburg, KY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 40769 (Williamsburg, KY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $128,032 |
| Monthly Rent | $783 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.8% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | -0.6% ▼ |
| 3-Year CAGR | -1.1% ▼ |
| 5-Year CAGR | +0.2% ▲ |
| 10-Year CAGR | +3.5% ▲ |
🏠 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 (4.8%). 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 40769
Population: 17,931
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 40769
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How strong is Williamsburg, KY for real estate investors?
Investors tracking Williamsburg, KY will find a 3.0/5 rating supported by $128K median home values and $783/mo rents. That profile suits long-term holders targeting reliable returns.
Where do rents currently stand in Williamsburg, KY?
Rent in Williamsburg, KY is around $783/mo. The resulting rent-to-value relationship with $128K pricing is reasonable for most investor models.
What real estate strategy is ideal for Williamsburg, KY?
The best-fit strategy in Williamsburg, KY is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What are vacancy rates like in Williamsburg, KY?
Williamsburg, KY carries elevated vacancy risk. Expect consistent absorption at market rents of $783/mo.
How much does a house cost in Williamsburg, KY?
The median home value in Williamsburg, KY is roughly $128K. That puts it reasonable relative to the KY statewide average.
You know 40769 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 40769 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 40769 ranks in London, KY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 40769 (Williamsburg)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 40769 (Williamsburg, KY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.