Real Estate Investing in Butler, Kentucky (41006)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 41006 (Butler, KY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Butler, KY (41006)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 41006 Butler
The 41006 ZIP covers a section of Butler that demands careful diligence. Prices near $292K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 41006 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader KY picture, 41006 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 41006 includes headwinds that any investor should price in. Income distribution skews lower than Butler averages, and tenant stability requires active management.
Distressed ZIPs reward experience. robust returns are possible in 41006, 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 Butler:
Property Strategy for 41006
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $187,287 | $1,060 | 4.1% | +7.3% | $93,643 |
| 3BR | $282,447 | $1,400 | 3.6% | +8.5% | $94,149 |
| 4BR | $363,834 | $1,550 | 3.1% | +8.4% | $90,959 |
Market Trends
Home Value History (with trend line)
📊 How Does 41006 Compare?
| Metric | 41006 | Butler | Cincinnati, OH-KY-IN | Kentucky |
|---|---|---|---|---|
| Home Value | $291,677 | $72,919 | N/A | $225,788 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 6.9% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 41006 (Butler, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $291,677 |
| Monthly Rent | $954 |
| Price-to-Rent | 25.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (2.6%). 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 41006
Population: 3,862
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 41006
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
What kind of vacancy should I budget for in Butler, KY?
Butler, KY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is KY a landlord-friendly state?
The landlord environment in Butler, KY is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Are tenants stable in Butler, KY?
Working renters make up the core of the Butler, KY tenant base. The pool is reasonable for investors targeting long-term holds.
Is house hacking profitable in Butler, KY?
House hacking in Butler, KY is reasonable to execute. Prices around $292K and rents of $954/mo solid owner-occupant economics.
What real estate strategy is ideal for Butler, KY?
For Butler, KY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 41006 now. You don’t know where it ranks.
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How 41006 ranks in Cincinnati, OH-KY-IN
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