Real Estate Investing in Summer Shade, Kentucky (42166)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 42166 (Summer Shade, KY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.9% of homes vacant — above national norms.
- Elevated poverty: 21.3% 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 Summer Shade, KY (42166)?
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Market Analysis: 42166 Summer Shade
The 42166 ZIP covers a section of Summer Shade that demands careful diligence. Prices near $192K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 42166 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within KY, ZIP 42166 trails on several market indicators that neighboring Metcalfe County submarkets outperform. The gap is real and significant enough to shape underwriting.
From an investor standpoint, 2,192 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 42166 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Summer Shade:
Property Strategy for 42166
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $151,348 | $870 | 4.1% | +11.1% | $75,674 |
| 3BR | $189,199 | $1,110 | 4.2% | +10.0% | $63,066 |
Market Trends
Home Value History (with trend line)
📊 How Does 42166 Compare?
| Metric | 42166 | Summer Shade | Glasgow, KY | Kentucky |
|---|---|---|---|---|
| Home Value | $191,509 | $191,509 | N/A | $225,788 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 6.9% |
| Avg Rent | $783 | $783 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 42166 (Summer Shade, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $191,509 |
| Monthly Rent | $783 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +8.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 42166
Population: 2,192
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
How do experienced investors play Summer Shade, KY?
The best-fit strategy in Summer Shade, KY is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strong is the working-renter base in Summer Shade, KY?
The renter base in Summer Shade, KY is reasonable for the $783/mo price point. Screening well and pricing to market typically yields steady tenants.
What do landlords charge for rent in Summer Shade, KY?
Rent in Summer Shade, KY is around $783/mo. The resulting rent-to-value relationship with $192K pricing is reasonable for most investor models.
How viable is house hacking in Summer Shade, KY?
The house hack math a challenging in Summer Shade, KY. Owner-occupant buyers benefit from the $783/mo rents and $192K home values.
Is Summer Shade, KY landlord-friendly?
KY ranks as a landlord-friendly state for landlord-tenant law. Summer Shade generally follows the statewide framework, so landlords face reasonable operating rules.
You know 42166 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 42166 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 42166 ranks in Glasgow, KY
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