Real Estate Investing in Harlan, Kentucky (40831)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 40831 (Harlan, KY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 16.9% of homes vacant — above national norms.
- Elevated poverty: 37.2% poverty rate — can affect rent collection.
- Lower household income: $29,746 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Harlan, KY (40831)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 40831 Harlan
Put differently, ZIP 40831 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $105K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 40831 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 40831's metrics run below Harlan County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 40831 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 40831 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 Harlan:
Property Strategy for 40831
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $56,421 | $870 | 11.1% | +14.2% | $28,211 |
| 3BR | $116,645 | $1,140 | 7.0% | +11.9% | $38,882 |
| 4BR | $168,500 | $1,150 | 4.9% | +11.3% | $42,125 |
Market Trends
Home Value History (with trend line)
📊 How Does 40831 Compare?
| Metric | 40831 | Harlan | Kentucky |
|---|---|---|---|
| Home Value | $104,876 | $104,876 | $225,788 |
| 5-Year CAGR | 8.6% | 8.6% | 6.9% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 5.8% | 5.8% | - |
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 40831 (Harlan, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $104,876 |
| Monthly Rent | $783 |
| Price-to-Rent | 11.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.0% |
| Cap Rate | 5.8% |
| 5-Year IRR | 14.5% |
📈 Home Appreciation
| 1-Year | -2.6% ▼ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +8.6% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (5.8%). 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 40831
Population: 4,719
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 40831
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.
Frequently Asked Questions
Are tenants stable in Harlan, KY?
Expect a solid tenant pool in Harlan, KY. The rental market absorbs $783/mo rents without meaningful friction.
What kind of vacancy should I budget for in Harlan, KY?
Expect elevated vacancy in Harlan, KY. Rents at $783/mo are absorbed by the tenant base without meaningful lag.
Are homes affordable in Harlan, KY?
Expect median prices around $105K in Harlan, KY. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
Is rental property easy to operate in Harlan, KY?
KY ranks as a landlord-friendly state for landlord-tenant law. Harlan generally follows the statewide framework, so landlords face reasonable operating rules.
How does Harlan, KY rate as a rental market?
Our data puts Harlan, KY at 3.0/5 for investability. Home prices of $105K and rents around $783/mo create a solid backdrop for investor activity.
You know 40831 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 40831 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.
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Community Ratings
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