Real Estate Investing in Boons Camp, Kentucky (41204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 41204 (Boons Camp, KY)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 11.5% vacancy may signal weakening demand.
- 1-year downturn: Values declined 12.0% in the last year.
- Elevated poverty: 21.9% poverty rate — can affect rent collection.
• 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 Boons Camp, KY (41204)?
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Market Analysis: 41204 Boons Camp
This part of Johnson County is not an easy win. The 41204 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From a cash-flow lens, the numbers look inviting — $96K purchase price, 0.0% nominal cap — the work to hit that pro forma in 41204 is substantial and deserves full respect.
ZIP 41204's metrics run below Johnson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A notable renter share of 24% in 41204 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 41204 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 Boons Camp:
Market Trends
Home Value History (with trend line)
📊 How Does 41204 Compare?
| Metric | 41204 | Boons Camp | Kentucky |
|---|---|---|---|
| Home Value | $95,752 | $103,125 | $225,788 |
| 5-Year CAGR | 2.5% | 4.3% | 6.9% |
| Avg Rent | $783 | $810 | - |
| Cap Rate | 6.4% | 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 41204 (Boons Camp, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $95,752 |
| Monthly Rent | $783 |
| Price-to-Rent | 10.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.8% |
| Cap Rate | 6.4% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | -12.0% ▼ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +2.6% ▲ |
🏠 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 (6.4%). 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 41204
Population: 592
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 1,397 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Boons Camp, KY for real estate investors?
Yes - Boons Camp, KY a 3.0/5 investability score. With $96K home prices against $783/mo monthly rent, the market delivers a reasonable entry point for new investors.
What kind of tenants rent in Boons Camp, KY?
Expect a solid tenant pool in Boons Camp, KY. The rental market absorbs $783/mo rents without meaningful friction.
What is the typical rental rate in Boons Camp, KY?
Rents in Boons Camp, KY run near $783/mo. Compared with median home prices of $96K that produces solid gross yields for typical rentals.
How tight is the rental market in Boons Camp, KY?
Occupancy in Boons Camp, KY runs even-keeled with elevated vacancy. Well-priced units at $783/mo lease on reasonable timelines.
What approach is best for Boons Camp, KY real estate?
Most investors in Boons Camp, KY run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 41204 now. You don’t know where it ranks.
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