Real Estate Investing in Pineville, Kentucky (40813)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 40813 (Pineville, 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: 14.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.1% CAGR).
- 1-year downturn: Values declined 8.0% in the last year.
- Higher unemployment: 7.7% unemployment — tenant risk signal.
• 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 Pineville, KY (40813)?
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Market Analysis: 40813 Pineville
The 40813 ZIP covers a section of Pineville that demands careful diligence. Prices near $100K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 40813 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 40813 among KY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A sturdy renter share of 45% in 40813 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. substantial returns are possible in 40813, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Pineville:
Market Trends
Home Value History (with trend line)
📊 How Does 40813 Compare?
| Metric | 40813 | Pineville | Middlesborough, KY | Kentucky |
|---|---|---|---|---|
| Home Value | $100,198 | $78,693 | N/A | $225,788 |
| 5-Year CAGR | 0.1% | N/A | N/A | 6.9% |
| Avg Rent | $783 | $789 | N/A | - |
| Cap Rate | 6.1% | 8.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 40813 (Pineville, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $100,198 |
| Monthly Rent | $783 |
| Price-to-Rent | 10.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.4% |
| Cap Rate | 6.1% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | -8.0% ▼ |
| 3-Year CAGR | -1.9% ▼ |
| 5-Year CAGR | +0.1% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (6.1%). 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 40813
Population: 321
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Does Pineville, KY make sense for an investment property?
Pineville, KY comes in at an investability rating of 3.0/5, with median home values near $100K and average rents around $783/mo. That combination puts it in the resilient tier for investor interest.
What strategy should investors use in Pineville, KY?
In Pineville, KY the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $100K prices and $783/mo rents suits that approach.
What are rental rates like in Pineville, KY?
Pineville, KY rentals go for roughly $783/mo a month. That puts gross yield in solid territory relative to $100K acquisition costs.
How high is vacancy risk in Pineville, KY?
Vacancy in Pineville, KY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $783/mo.
Is Pineville, KY suited for a house hack?
House hacking works a challenging in Pineville, KY. Rents of $783/mo against $100K acquisition make the strategy solid for owner-occupants.
You know 40813 now. You don’t know where it ranks.
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How 40813 ranks in Middlesborough, KY
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