Real Estate Investing in Augusta, Kentucky (41002)
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Should you buy in 41002 (Augusta, KY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.1% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Augusta, KY (41002)?
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Market Analysis: 41002 Augusta
Investors eyeing 41002 need to respect the fundamentals at play. Home values of $196K come alongside slower price movement and elevated management overhead.
The investment case in 41002 is significant only for operators who understand what they are buying. A $196K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 41002's metrics run below Bracken County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 41002 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 41002 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Augusta:
Property Strategy for 41002
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $138,285 | $980 | 5.1% | +6.3% | $69,142 |
| 3BR | $178,885 | $1,290 | 5.2% | +5.8% | $59,628 |
Market Trends
Home Value History (with trend line)
📊 How Does 41002 Compare?
| Metric | 41002 | Augusta | Cincinnati, OH-KY-IN | Kentucky |
|---|---|---|---|---|
| Home Value | $195,529 | $195,529 | N/A | $225,788 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 6.9% |
| Avg Rent | $882 | $882 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 41002 (Augusta, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $195,529 |
| Monthly Rent | $882 |
| Price-to-Rent | 18.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (3.5%). 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 41002
Population: 2,498
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 41002
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
Investor Insight: With 2,371 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the tenant pool like in Augusta, KY?
The tenant pool in Augusta, KY is solid, supported by local employment and population fundamentals. Rents of $882/mo are well-absorbed by the market.
What is the investability score for Augusta, KY?
Yes - Augusta, KY a 3.0/5 investability score. With $196K home prices against $882/mo monthly rent, the market delivers a reasonable entry point for new investors.
How do home values compare in Augusta, KY?
In Augusta, KY the median home value sits at $196K. Against the broader KY market, that reads as reasonable for most investors.
How do landlord-tenant laws work in Augusta, KY?
KY ranks as a landlord-friendly state for landlord-tenant law. Augusta generally follows the statewide framework, so landlords face reasonable operating rules.
Can I house hack in Augusta, KY?
Augusta, KY is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $196K price point reasonable to enter.
You know 41002 now. You don’t know where it ranks.
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How 41002 ranks in Cincinnati, OH-KY-IN
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