Real Estate Investing in Belcher, Kentucky (41513)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 41513 (Belcher, KY)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.6% of homes vacant — above national norms.
- Declining values: -0.6% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 9.0% 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 Belcher, KY (41513)?
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Market Analysis: 41513 Belcher
Not every below-median market is a bargain. Belcher's 41513 ZIP clocks in at signals that favor experienced operators who can absorb the risk $90K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 41513 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 41513's metrics run below Pike's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 41513 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 41513 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 Belcher:
Market Trends
Home Value History (with trend line)
📊 How Does 41513 Compare?
| Metric | 41513 | Belcher | Kentucky |
|---|---|---|---|
| Home Value | $90,120 | $90,120 | $225,788 |
| 5-Year CAGR | N/A | N/A | 6.9% |
| Avg Rent | $810 | $810 | - |
| Cap Rate | 7.0% | 7.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 41513 (Belcher, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $90,120 |
| Monthly Rent | $810 |
| Price-to-Rent | 9.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.8% |
| Cap Rate | 7.0% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | -9.0% ▼ |
| 3-Year CAGR | -3.9% ▼ |
| 5-Year CAGR | -0.6% ▼ |
| 10-Year CAGR | +2.0% ▲ |
🏠 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 (7.0%). 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 41513
Population: 393
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 41513
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
East Ridge High School
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How expensive is real estate in Belcher, KY?
Expect median prices around $90K in Belcher, KY. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
What is the typical renter like in Belcher, KY?
The tenant pool in Belcher, KY is solid, supported by local employment and population fundamentals. Rents of $810/mo are well-absorbed by the market.
Can I live-in-and-rent in Belcher, KY?
House hacking in Belcher, KY is reasonable to execute. Prices around $90K and rents of $810/mo solid owner-occupant economics.
What is it like being a landlord in Belcher, KY?
Rental owners in Belcher, KY deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Is Belcher, KY a good place for real estate investing?
Belcher, KY scores 3.0/5 for investability. Home values sit at $90K and rents near $810/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 41513 now. You don’t know where it ranks.
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