Real Estate Investing in Melvin, Kentucky (41650)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 41650 (Melvin, 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: 47.1% of homes vacant — above national norms.
- Declining values: -6.2% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 24.3% in the last year.
- Elevated poverty: 27.0% 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 Melvin, KY (41650)?
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Market Analysis: 41650 Melvin
Within Floyd County, the 41650 ZIP reports a lower entry point around $54K. From an investor standpoint, operators who can improve stock here typically see outsized uplift.
The worth a close look for angle here is forced equity, not market equity. ZIP 41650 rewards investors who can execute on scope, timeline, and tenant turnover.
The a credible choice for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 41650 has not.
A renter-heavy, wage-earner demographic anchors 41650. Value-add players rely on that mix — the 41% share is both the tenant source and the buyer pool for future owner-occupied exits.
Experienced operators with contractor networks find 41650 a strong candidate for. First-time flippers often underestimate scope, budget, and timeline, which is how deals here turn sour.
Here's what matters if you're considering buying a home in Melvin:
Market Trends
Home Value History (with trend line)
📊 How Does 41650 Compare?
| Metric | 41650 | Melvin | Kentucky |
|---|---|---|---|
| Home Value | $53,533 | $53,533 | $225,788 |
| 5-Year CAGR | N/A | N/A | 6.9% |
| Avg Rent | $810 | $810 | - |
| Cap Rate | 11.8% | 11.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 41650 (Melvin, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $53,533 |
| Monthly Rent | $810 |
| Price-to-Rent | 5.5:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 18.2% |
| Cap Rate | 11.8% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | -24.3% ▼ |
| 3-Year CAGR | -11.8% ▼ |
| 5-Year CAGR | -6.2% ▼ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (11.8%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 41650
Population: 549
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
Is Melvin, KY a smart market for rental property?
Melvin, KY registers an investability rating of 4.0/5, with median home values near $54K and average rents around $810/mo. That combination puts it in the notable tier for investor interest.
What price range are homes in Melvin, KY?
Homes in Melvin, KY typically sell near $54K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
How much do tenants pay in Melvin, KY?
The typical rental in Melvin, KY commands about $810/mo monthly. That rent profile steady cash flow against the $54K purchase basis.
Can you find 1% rule deals in Melvin, KY?
Melvin, KY delivers a 1.51% rent-to-price ratio on average. Investors targeting the 1% rule will find solid opportunities.
What is the smart move for investors in Melvin, KY?
Investors usually favor value-add and BRRRR deals in Melvin, KY. With home values at $54K and rents near $810/mo, other strategies can work but produce consistent rather than outsized returns.
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