Real Estate Investing in Essie, Kentucky (40868)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 40868 (Essie, 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: 20.0% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.3% CAGR).
- 1-year downturn: Values declined 18.2% in the last year.
- Elevated poverty: 33.8% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Essie, KY (40868)?
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Market Analysis: 40868 Essie
Investors scanning Essie, KY for forced-equity plays often land on the 40868 ZIP. A a strong candidate for entry near $69K pairs with rents of $783/mo to widen the renovation window.
In 40868, the deal is made on the buy and on the capex. impressive entry prices of $69K leave room in the budget for light-to-medium renovation, with rent lift to match.
Across Essie, pockets like 40868 represent the last affordable rungs of a rising ladder. The state-level data shows those rungs thinning.
Residents in 40868 skew younger than the county average, and that matters for rehab positioning. Younger renters respond to finishes, appliances, and in-unit laundry in ways that move rent.
ZIP 40868 fits investors who can swing a hammer — or pay someone to swing one well. BRRRR, fix-and-flip, and fix-and-hold all work when the rehab scope is matched to the rent lift.
Here's what matters if you're considering buying a home in Essie:
Market Trends
Home Value History (with trend line)
📊 How Does 40868 Compare?
| Metric | 40868 | Essie | Kentucky |
|---|---|---|---|
| Home Value | $68,630 | $81,825 | $225,788 |
| 5-Year CAGR | 0.3% | 2.2% | 6.9% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 8.9% | 7.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 40868 (Essie, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $68,630 |
| Monthly Rent | $783 |
| Price-to-Rent | 7.3:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 13.7% |
| Cap Rate | 8.9% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | -18.2% ▼ |
| 3-Year CAGR | -3.7% ▼ |
| 5-Year CAGR | +0.3% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.9%) 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 40868
Population: 1,457
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
Frequently Asked Questions
Is Essie, KY good for BRRRR investors?
Investors running BRRRR in Essie, KY see a strong outcomes. Deal flow and rehab execution matter more than the macro here.
Can I live-in-and-rent in Essie, KY?
House hacking works an attractive in Essie, KY. Rents of $783/mo against $69K acquisition make the strategy solid for owner-occupants.
How expensive is real estate in Essie, KY?
Typical homes in Essie, KY go for around $69K. The 5-year CAGR of 0.0% even-keeled price movement.
Should investors consider Essie, KY?
Investors tracking Essie, KY will find a 4.0/5 rating supported by $69K median home values and $783/mo rents. That profile suits long-term holders targeting reliable returns.
Are rents high in Essie, KY?
Investors in Essie, KY typically see rents near $783/mo per month against $69K home values - a solid setup for rental cash flow.
You know 40868 now. You don’t know where it ranks.
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