Real Estate Investing in Olive Hill, Kentucky (41164)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 41164 (Olive Hill, 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: 20.7% of homes vacant — above national norms.
- 1-year downturn: Values declined 4.6% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Olive Hill, KY (41164)?
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Market Analysis: 41164 Olive Hill
The 41164 ZIP covers a section of Olive Hill that demands careful diligence. Prices near $147K look accessible, but the work to make a deal cash flow is real.
Put differently, the numbers look inviting — $147K purchase price, 0.0% nominal cap — the work to hit that pro forma in 41164 is substantial and deserves full respect.
Stepping back, 41164 offers a low basis, the region around Olive Hill has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 41164 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
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 Olive Hill:
Property Strategy for 41164
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $113,184 | $870 | 5.5% | +13.2% | $56,592 |
| 3BR | $156,654 | $1,190 | 5.5% | +12.1% | $52,218 |
| 4BR | $206,958 | $1,330 | 4.6% | +11.8% | $51,740 |
Market Trends
Home Value History (with trend line)
📊 How Does 41164 Compare?
| Metric | 41164 | Olive Hill | Kentucky |
|---|---|---|---|
| Home Value | $146,673 | $146,673 | $225,788 |
| 5-Year CAGR | 6.8% | 6.8% | 6.9% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 4.2% | 4.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 41164 (Olive Hill, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $146,673 |
| Monthly Rent | $783 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | -4.6% ▼ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (4.2%). 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 41164
Population: 12,372
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 41164
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
Frequently Asked Questions
What is the investability score for Olive Hill, KY?
Olive Hill, KY scores 3.0/5 for investability. Home values sit at $147K and rents near $783/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How do home values compare in Olive Hill, KY?
Olive Hill, KY home values average about $147K. That price point suits investors targeting rentals with $783/mo in monthly income.
What do rentals go for in Olive Hill, KY?
Expect rents around $783/mo per month in Olive Hill, KY. With home values at $147K, the yield math works out to reasonable levels for rental investors.
Do rentals sit vacant long in Olive Hill, KY?
Olive Hill, KY sees elevated vacancy, which is reasonable relative to the broader KY rental market.
Which investment style suits Olive Hill, KY?
For Olive Hill, 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 41164 now. You don’t know where it ranks.
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How 41164 ranks in Huntington-Ashland, WV-KY-OH
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