Real Estate Investing in Belfry, Kentucky (41535)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 41535 (Belfry, KY)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- 1-year downturn: Values declined 13.7% in the last year.
• 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 Belfry, KY (41535)?
Click any question — our AI will research it live from the web and show you sources.
Local Pulse Report
AI-researched developments and news for Belfry, KY (41535). Updated on demand as visitors ask.
Growth & development in Belfry, KY (41535) Updated 76 days ago
Opportunities
- Kentucky Power is upgrading the electric transmission grid in Pike County, including 6-8 miles of new 69-kV line and a new substation, with construction concluding by late 2026. — This project enhances electric service reliability and provides a second power source for customers. Kentucky Power
- Pikeville Medical Center became the first in the region to offer eCoin therapy for overactive bladder, a minimally invasive treatment, as of July 2026. — This expands local healthcare options for patients with specific medical conditions. Mountain Top Media
- The Pike County Fiscal Court received $491,550 in state support to install utilities at the Wolfpit Industrial & Technology Park as of April 2026. — This investment prepares the site for future business attraction and job creation. SW Kentucky Economic Dev
Local news & events in Belfry, KY (41535) Updated 76 days ago
Opportunities
- Kentucky State Police conducted a drug investigation in Belfry in late June 2026, leading to five arrests and the seizure of significant amounts of meth and fentanyl. — This action directly addresses public safety concerns by removing illegal drugs and traffickers from the community. Mountain Top Media
- Belfry Public Library regularly hosts Story Time for children aged 5 and under on Thursdays, promoting early literacy and social interaction. — These free programs provide educational and social opportunities for young children and their caregivers. Pike County Public Library
- Kentucky's 2023 Crime in Kentucky report, released July 1, 2024, indicates stable crime rates statewide with declines in offenses for homicide, burglary, robbery, sex offenses, kidnapping, and gambling. — A stable or declining crime rate statewide suggests a generally safer environment, potentially benefiting Belfry residents. Kentucky State Police
- Belfry High School's football team had a successful Fall 2025 season, winning several games, including a 47-0 victory against Leslie County. — Successful local sports teams can foster community pride and provide entertainment and engagement opportunities for residents. MaxPreps
Concerns
- The crime rate in Belfry is 25.50 per 1,000 residents, with the west neighborhoods having a 1 in 24 chance of being a victim of crime. — This indicates a notable risk of crime for residents, particularly in certain areas, potentially restricting their sense of security and freedom. CrimeGrade.org
- The total projected cost of crime in Belfry for 2025 is $850,167, translating to approximately $362 per resident. — These costs represent a financial burden on the community and its residents, diverting resources that could be used elsewhere. CrimeGrade.org
- In 2022, the percentage of people with obesity in Belfry was 41%, and 23.1% of people smoked. — These high rates of obesity and smoking indicate significant public health challenges that can lead to increased healthcare costs and reduced quality of life for residents. Data Commons
Civic & policy in Belfry, KY (41535) Updated 76 days ago
Opportunities
- Kentucky's individual income tax rate is set to decrease to 3.5% effective January 1, 2026, continuing a trend towards eventual elimination. — This reduction in income tax leaves more disposable income for residents and can attract new residents and businesses. Baldwin CPAs
- Pikeville is proposing downtown zoning updates to encourage redevelopment, increase housing options, and eliminate outdated parking requirements. — These changes aim to revitalize the city center, making it easier for property owners and developers to invest, potentially leading to more housing and business opportunities. City of Pikeville, KY
- Kentucky House Bill 160 (effective July 1, 2026) requires local governments to allow qualified manufactured homes in residential areas where single-family homes are permitted. — This expands housing options and affordability by reducing exclusionary zoning practices for manufactured homes. City of Pikeville, KY
- House Bill 10, signed March 24, 2025, allows property owners to request immediate removal of unlawful occupants, providing clearer instructions for dealing with squatters. — This protects property rights and provides a more efficient legal process for owners to regain control of their property. Kentucky.gov
Concerns
- Kentucky expanded its sales tax base in 2022 and 2023 to include over thirty additional service categories, requiring businesses to collect a 6% sales tax on these services. — This increases the cost of various services for residents and businesses, potentially reducing discretionary spending and increasing operational costs. Kentucky.gov
- A new 6% excise tax was established on gross receipts from vehicle rentals, peer-to-peer car sharing, transportation network company services, taxicab services, and limousine services. — This increases the cost of transportation services for residents, impacting those who rely on these options. Kentucky.gov
- A new excise tax of three cents per kilowatt-hour was imposed on electric vehicle power, along with annual EV owner registration fees, effective January 1, 2024. — This increases the cost of owning and operating electric vehicles, potentially discouraging adoption of alternative transportation. Kentucky.gov
Sources & references
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
Here's what matters if you're considering buying a home in Belfry:
Market Trends
Home Value History (with trend line)
📊 How Does 41535 Compare?
| Metric | 41535 | Belfry | Kentucky |
|---|---|---|---|
| Home Value | $96,633 | $90,744 | $225,788 |
| 5-Year CAGR | 1.9% | 0.2% | 6.9% |
| Avg Rent | $882 | $882 | - |
| Cap Rate | 7.1% | 7.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 41535 (Belfry, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $96,633 |
| Monthly Rent | $882 |
| Price-to-Rent | 9.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.0% |
| Cap Rate | 7.1% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | -13.7% ▼ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 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 (7.1%). 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 41535
Population: 748
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
Frequently Asked Questions
What is the typical home price in Belfry, KY?
The median home value in Belfry, KY is roughly $97K. That puts it reasonable relative to the KY statewide average.
Which investment style suits Belfry, KY?
In Belfry, KY the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $97K prices and $882/mo rents suits that approach.
Does Belfry, KY favor landlords or tenants?
Belfry, KY falls under KY landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Should investors worry about vacancy in Belfry, KY?
Vacancy risk in Belfry, KY is elevated. That supports predictable cash flow for typical rental holds.
What does house hacking look like in Belfry, KY?
House hacking works a challenging in Belfry, KY. Rents of $882/mo against $97K acquisition make the strategy solid for owner-occupants.
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