Real Estate Investing in Blackey, Kentucky (41804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 41804 (Blackey, 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.
- Declining values: -14.7% 5-year CAGR — values have moved lower.
- Elevated vacancy: 8.8% vacancy may signal weakening demand.
- 1-year downturn: Values declined 35.7% in the last year.
ⓘ Read the numbers with care
- Volatile values — home values moved more than 35% in one year; the trend line deserves skepticism.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Blackey, KY (41804)?
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Market Analysis: 41804 Blackey
The 41804 ZIP in Blackey is not a pristine, turnkey story — it is a value-add map. Stock is older, prices near $59K are approachable, and upside sits in the rehab line.
BRRRR works in 41804 because the math supports it. Buy at $59K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
Across KY, value-add opportunity tends to concentrate where housing stock is older and entry prices are below the state median. ZIP 41804 stands at both traits clearly.
The 41804 ZIP's demographic trend has been one of stability with upside — population of 1,202, steady renter share, and an incoming cohort that is willing to pay for improved units.
Strategic fit here is operational. Pro forma discipline, capex reserves, and lender relationships matter more than the marketing pitch.
Here's what matters if you're considering buying a home in Blackey:
Market Trends
Home Value History (with trend line)
📊 How Does 41804 Compare?
| Metric | 41804 | Blackey | Kentucky |
|---|---|---|---|
| Home Value | $59,068 | $59,068 | $225,788 |
| 5-Year CAGR | N/A | N/A | 6.9% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 10.3% | 10.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 41804 (Blackey, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $59,068 |
| Monthly Rent | $783 |
| Price-to-Rent | 6.3:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 15.9% |
| Cap Rate | 10.3% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -35.7% ▼ |
| 3-Year CAGR | -19.8% ▼ |
| 5-Year CAGR | -14.7% ▼ |
| 10-Year CAGR | -6.1% ▼ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (10.3%) 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 41804
Population: 1,202
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 41804
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,719 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Blackey, KY?
The median home value in Blackey, KY is roughly $59K. That puts it reasonable relative to the KY statewide average.
Are 1% rule properties available in Blackey, KY?
With rents of $783/mo on $59K homes, Blackey, KY close to the 1% rule for most properties. The actual rent-to-price ratio is 1.33%.
Is Blackey, KY a good place for real estate investing?
Blackey, KY posts an investability rating of 4.0/5, with median home values near $59K and average rents around $783/mo. That combination puts it in the durable tier for investor interest.
What is the smart move for investors in Blackey, KY?
In Blackey, KY the solid play is typically value-add and BRRRR deals. The combination of $59K prices and $783/mo rents suits that approach.
Is Blackey, KY a good market for FHA house hackers?
Blackey, KY offers an attractive house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $783/mo rent level.
You know 41804 now. You don’t know where it ranks.
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