Real Estate Investing in Evarts, Kentucky (40847)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 40847 (Evarts, 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.
- 1-year downturn: Values declined 9.0% in the last year.
• 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 Evarts, KY (40847)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 40847 Evarts
Investors scanning Evarts, KY for forced-equity plays often land on the 40847 ZIP. A a credible choice for entry near $52K pairs with rents of $981/mo to widen the renovation window.
In 40847, the deal is made on the buy and on the capex. durable entry prices of $52K leave room in the budget for light-to-medium renovation, with rent lift to match.
In Harlan County, 40847 is part of the operational map, not the passive one. The spread between median price and renovated comp reflects the work available.
Demographically, 40847 is a working ZIP — not a luxury market. That profile is exactly what value-add operators need in order to price their renovated product correctly.
Strategic fit here is operational. Pro forma discipline, capex reserves, and lender relationships matter more than the marketing pitch.
Here's what matters if you're considering buying a home in Evarts:
Market Trends
Home Value History (with trend line)
📊 How Does 40847 Compare?
| Metric | 40847 | Evarts | Kentucky |
|---|---|---|---|
| Home Value | $52,389 | $57,339 | $225,788 |
| 5-Year CAGR | 11.6% | 9.8% | 6.9% |
| Avg Rent | $981 | $981 | - |
| Cap Rate | 14.6% | 13.4% | - |
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 40847 (Evarts, KY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 40847 (Evarts, KY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $52,389 |
| Monthly Rent | $981 |
| Price-to-Rent | 4.5:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 22.5% |
| Cap Rate | 14.6% |
| 5-Year IRR | 26.2% |
📈 Home Appreciation
| 1-Year | -9.0% ▼ |
| 3-Year CAGR | +11.1% ▲ |
| 5-Year CAGR | +11.6% ▲ |
| 10-Year CAGR | +9.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (14.6%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 40847
Population: 97
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 40847
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Black Mountain Elementary School
Evarts Elementary School
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
Investor Insight: With 1,446 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Evarts, KY?
Evarts, KY home values average about $52K. That price point suits investors targeting rentals with $981/mo in monthly income.
Is Evarts, KY suited for a house hack?
House hacking works an attractive in Evarts, KY. Rents of $981/mo against $52K acquisition make the strategy solid for owner-occupants.
Is Evarts in KY worth investing in?
Evarts, KY scores 5.0/5 for investability. Home values sit at $52K and rents near $981/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What monthly rent should investors expect in Evarts, KY?
Evarts, KY rentals go for roughly $981/mo a month. That puts gross yield in solid territory relative to $52K acquisition costs.
Is the 1% rule achievable in Evarts, KY?
The 1% rule is solid territory for Evarts, KY. Rent-to-price at the median is 1.87%, putting many properties within striking distance.
You know 40847 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 40847 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.
AI Market Advisor
Ask questions about investing in 40847 (Evarts)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 40847 (Evarts, KY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.