Real Estate Investing in Garrison, Kentucky (41166)
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Should you buy in 41166 (Garrison, KY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 18.5% of homes vacant — above national norms.
- Elevated poverty: 20.2% poverty rate — can affect rent collection.
- Lower household income: $39,722 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Garrison, KY (41166)?
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Market Analysis: 41166 Garrison
The 41166 ZIP covers a section of Garrison that demands careful diligence. Prices near $114K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 41166 can be a a strong candidate for hunting ground — but the discount at $114K reflects genuine risk that outside investors often underestimate.
Regionally, 41166 sits on the difficult end of the KY spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 41166 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 41166 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Garrison:
Market Trends
Home Value History (with trend line)
📊 How Does 41166 Compare?
| Metric | 41166 | Garrison | Kentucky |
|---|---|---|---|
| Home Value | $114,347 | $112,202 | $225,788 |
| 5-Year CAGR | 2.6% | 2.0% | 6.9% |
| Avg Rent | $927 | $959 | - |
| Cap Rate | 6.3% | 6.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 41166 (Garrison, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $114,347 |
| Monthly Rent | $927 |
| Price-to-Rent | 10.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.7% |
| Cap Rate | 6.3% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | -1.9% ▼ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.3%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 41166
Population: 1,135
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 567 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do landlords charge for rent in Garrison, KY?
Average rent in Garrison, KY is approximately $927/mo per month. Against $114K home values that yields a reasonable rent-to-price ratio.
What strategy should investors use in Garrison, KY?
For Garrison, KY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How does Garrison, KY stack up for property investment?
Garrison, KY scores 3.0/5 for investability. Home values sit at $114K and rents near $927/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the tenant pool like in Garrison, KY?
Tenant quality in Garrison, KY ranks as solid. Landlords generally report measured occupancy at market rents of $927/mo.
Do rentals sit vacant long in Garrison, KY?
Vacancy in Garrison, KY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $927/mo.
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