Real Estate Investing in Beattyville, Kentucky (41311)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 41311 (Beattyville, KY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 20.3% of homes vacant — above national norms.
- Elevated poverty: 20.9% poverty rate — can affect rent collection.
- Lower household income: $31,620 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 Beattyville, KY (41311)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 41311 Beattyville
The 41311 ZIP covers a section of Beattyville that demands careful diligence. Prices near $138K look accessible, but the work to make a deal cash flow is real.
Looking more closely, the numbers look inviting — $138K purchase price, 0.0% nominal cap — the work to hit that pro forma in 41311 is substantial and deserves full respect.
Within KY, ZIP 41311 trails on several market indicators that neighboring Lee County submarkets outperform. The gap is real and resilient enough to shape underwriting.
On the rental side, 6,373 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
New investors are better served looking at Beattyville's stable or hybrid ZIPs before stepping into 41311. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Beattyville:
Property Strategy for 41311
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $117,575 | $930 | 5.7% | +13.4% | $58,788 |
| 3BR | $148,905 | $1,120 | 5.4% | +12.5% | $49,635 |
| 4BR | $183,581 | $1,300 | 5.1% | +9.4% | $45,895 |
Market Trends
Home Value History (with trend line)
📊 How Does 41311 Compare?
| Metric | 41311 | Beattyville | Kentucky |
|---|---|---|---|
| Home Value | $137,819 | $137,819 | $225,788 |
| 5-Year CAGR | 13.9% | 13.9% | 6.9% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 4.7% | 4.7% | - |
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 41311 (Beattyville, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $137,819 |
| Monthly Rent | $837 |
| Price-to-Rent | 13.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.7% |
| 5-Year IRR | 18.7% |
📈 Home Appreciation
| 1-Year | +24.4% ▲ |
| 3-Year CAGR | +15.2% ▲ |
| 5-Year CAGR | +13.9% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (4.7%). 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 41311
Population: 6,373
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 41311
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
How do experienced investors play Beattyville, KY?
For Beattyville, KY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How do home values compare in Beattyville, KY?
Median home price in Beattyville, KY is near $138K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Are there empty rentals in Beattyville, KY?
Vacancy risk in Beattyville, KY is elevated. That supports predictable cash flow for typical rental holds.
Does a duplex house hack pencil in Beattyville, KY?
House hacking in Beattyville, KY is reasonable to execute. Prices around $138K and rents of $837/mo solid owner-occupant economics.
How much do tenants pay in Beattyville, KY?
Investors in Beattyville, KY typically see rents near $837/mo per month against $138K home values - a solid setup for rental cash flow.
You know 41311 now. You don’t know where it ranks.
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