Real Estate Investing in Tompkinsville, Kentucky (42167)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 42167 (Tompkinsville, KY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- Elevated vacancy: 11.0% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Tompkinsville, KY (42167)?
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Market Analysis: 42167 Tompkinsville
The 42167 ZIP in Tompkinsville, KY is a local-operator market. Outside capital chasing a $145K entry has to pair deep knowledge with the discount.
The 42167 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 42167 and stronger Tompkinsville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 42167 includes headwinds that any investor should price in. Income distribution skews lower than Tompkinsville averages, and tenant stability requires active management.
Strategy in 42167 is an operator game, not a passive one. Stepping back, entry prices of $145K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Tompkinsville:
Property Strategy for 42167
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $101,162 | $870 | 6.2% | +11.6% | $50,581 |
| 3BR | $162,424 | $1,200 | 5.3% | +11.4% | $54,141 |
| 4BR | $226,620 | $1,210 | 3.8% | +11.4% | $56,655 |
Market Trends
Home Value History (with trend line)
📊 How Does 42167 Compare?
| Metric | 42167 | Tompkinsville | Kentucky |
|---|---|---|---|
| Home Value | $145,294 | $145,294 | $225,788 |
| 5-Year CAGR | 9.1% | 9.1% | 6.9% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 4.2% | 4.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 42167 (Tompkinsville, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $145,294 |
| Monthly Rent | $783 |
| Price-to-Rent | 15.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 13.3% |
📈 Home Appreciation
| 1-Year | +10.6% ▲ |
| 3-Year CAGR | +7.8% ▲ |
| 5-Year CAGR | +9.1% ▲ |
| 10-Year CAGR | +9.7% ▲ |
🏠 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 (4.2%). 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 42167
Population: 8,393
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 42167
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.
Frequently Asked Questions
What monthly rent should investors expect in Tompkinsville, KY?
Expect rents around $783/mo per month in Tompkinsville, KY. With home values at $145K, the yield math works out to reasonable levels for rental investors.
Is it easy to find good tenants in Tompkinsville, KY?
Working renters make up the core of the Tompkinsville, KY tenant base. The pool is reasonable for investors targeting long-term holds.
How high is vacancy risk in Tompkinsville, KY?
Occupancy in Tompkinsville, KY runs stable with elevated vacancy. Well-priced units at $783/mo lease on reasonable timelines.
Is Tompkinsville, KY suited for a house hack?
Tompkinsville, KY is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $145K price point reasonable to enter.
What is the investability score for Tompkinsville, KY?
Tompkinsville, KY rates 3.0/5 for investability. With median values at $145K and rents near $783/mo, the market offers reasonable fundamentals for rental investors.
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Community Ratings
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