Real Estate Investing in McRoberts, Kentucky (41835)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 41835 (McRoberts, KY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 42.4% of homes vacant — above national norms.
- 1-year downturn: Values declined 19.4% 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 McRoberts, KY (41835)?
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Market Analysis: 41835 McRoberts
In McRoberts's 41835 ZIP, the arithmetic favors hands-on owners. Median home values clocks in at $47K, leaving spread for capex-heavy BRRRR or reposition strategies.
BRRRR works in 41835 because the math supports it. Buy at $47K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
In Letcher County, 41835 is part of the operational map, not the passive one. The spread between median price and renovated comp reflects the work available.
The resident base in 41835 runs younger and more tenure-renter than county averages. 19% of 314 households lease, which is the demand source for post-rehab rent lifts.
Experienced operators with contractor networks find 41835 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 McRoberts:
Market Trends
Home Value History (with trend line)
📊 How Does 41835 Compare?
| Metric | 41835 | McRoberts | Kentucky |
|---|---|---|---|
| Home Value | $46,974 | $46,974 | $225,788 |
| 5-Year CAGR | 1.9% | 1.9% | 6.9% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 13.3% | 13.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 41835 (McRoberts, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $46,974 |
| Monthly Rent | $801 |
| Price-to-Rent | 4.9:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 20.5% |
| Cap Rate | 13.3% |
| 5-Year IRR | 15.2% |
📈 Home Appreciation
| 1-Year | -19.4% ▼ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +3.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (13.3%) 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 41835
Population: 314
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 41835
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Fleming Neon Middle 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
What is the investability score for McRoberts, KY?
The 4.0/5 investability rating in McRoberts, KY reflects its $47K prices and $801/mo rents. Investors generally consider it a solid option within KY.
What is the average monthly rent in McRoberts, KY?
Investors in McRoberts, KY typically see rents near $801/mo per month against $47K home values - a solid setup for rental cash flow.
What investment strategy works best in McRoberts, KY?
Investors usually favor value-add and BRRRR deals in McRoberts, KY. With home values at $47K and rents near $801/mo, other strategies can work but produce even-keeled rather than outsized returns.
Is house hacking profitable in McRoberts, KY?
The an attractive house-hack environment in McRoberts, KY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are 1% rule properties available in McRoberts, KY?
Hitting the 1% rule in McRoberts, KY is realistic given the 1.71% average rent-to-price. Most value-add properties push well above that line.
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