Real Estate Investing in Totz, Kentucky (40870)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 40870 (Totz, KY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.4% of homes vacant — above national norms.
- Higher unemployment: 7.3% 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 Totz, KY (40870)?
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Market Analysis: 40870 Totz
ZIP 40870 inside Harlan County looks affordable on the surface — median value of $98K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 40870 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within KY, ZIP 40870 trails on several market indicators that neighboring Harlan County submarkets outperform. The gap is real and significant enough to shape underwriting.
On the rental side, 635 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Totz:
Market Trends
Home Value History (with trend line)
📊 How Does 40870 Compare?
| Metric | 40870 | Totz | Kentucky |
|---|---|---|---|
| Home Value | $97,895 | $97,895 | $225,788 |
| 5-Year CAGR | 6.1% | 6.1% | 6.9% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 6.2% | 6.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 40870 (Totz, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $97,895 |
| Monthly Rent | $783 |
| Price-to-Rent | 10.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.6% |
| Cap Rate | 6.2% |
| 5-Year IRR | 12.3% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (6.2%). 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 40870
Population: 635
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
Investor Insight: With 1,446 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Totz, KY good for house hacking?
House hacking in Totz, KY is reasonable to execute. Prices around $98K and rents of $783/mo solid owner-occupant economics.
How quickly do rentals get leased in Totz, KY?
Occupancy in Totz, KY runs stable with elevated vacancy. Well-priced units at $783/mo lease on reasonable timelines.
Is the tenant base reliable in Totz, KY?
Working renters make up the core of the Totz, KY tenant base. The pool is reasonable for investors targeting long-term holds.
What do rentals go for in Totz, KY?
Expect rents around $783/mo per month in Totz, KY. With home values at $98K, the yield math works out to reasonable levels for rental investors.
Are eviction rules reasonable in Totz, KY?
Landlord-friendliness in Totz, KY is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 40870 now. You don’t know where it ranks.
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