Real Estate Investing in Salyersville, Kentucky (41465)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 41465 (Salyersville, KY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 16.7% of homes vacant — above national norms.
- 1-year downturn: Values declined 4.9% in the last year.
- Elevated poverty: 25.1% poverty rate — can affect rent collection.
- Lower household income: $32,250 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 Salyersville, KY (41465)?
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Market Analysis: 41465 Salyersville
The 41465 ZIP in Salyersville, KY is a local-operator market. Outside capital chasing a $130K entry has to pair deep knowledge with the discount.
While the numbers look inviting — $130K purchase price, 0.0% nominal cap — the work to hit that pro forma in 41465 is substantial and deserves full respect.
Within KY, ZIP 41465 trails on several market indicators that neighboring Magoffin County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Demographically, 41465 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 41465 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Salyersville:
Market Trends
Home Value History (with trend line)
📊 How Does 41465 Compare?
| Metric | 41465 | Salyersville | Kentucky |
|---|---|---|---|
| Home Value | $130,230 | $130,230 | $225,788 |
| 5-Year CAGR | 8.3% | 8.3% | 6.9% |
| Avg Rent | $783 | $783 | $972 |
| Cap Rate | 4.7% | 4.7% | 5.0% |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 41465 (Salyersville, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $130,230 |
| Monthly Rent | $783 |
| Price-to-Rent | 13.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 13.0% |
📈 Home Appreciation
| 1-Year | -4.9% ▼ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +8.3% ▲ |
| 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 (7.3%) 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 41465
Population: 10,539
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 41465
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
Is Salyersville, KY a good place for real estate investing?
Yes - Salyersville, KY a 3.0/5 investability score. With $130K home prices against $783/mo monthly rent, the market delivers a reasonable entry point for new investors.
What strategy should investors use in Salyersville, KY?
A careful cash-flow rentals with hands-on management strategy Salyersville, KY best. The market produces predictable results for that approach at the $130K price point.
How strict are landlord regulations in Salyersville, KY?
Rental owners in Salyersville, KY deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How deep is the rental pool in Salyersville, KY?
The tenant pool in Salyersville, KY is solid, supported by local employment and population fundamentals. Rents of $783/mo are well-absorbed by the market.
Do rentals sit vacant long in Salyersville, KY?
Rental vacancy in Salyersville, KY is elevated. Investors should budget normal turnover but not chronic empty units.
You know 41465 now. You don’t know where it ranks.
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