Real Estate Investing in Beaver Dam, Kentucky (42320)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 42320 (Beaver Dam, KY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.6% 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 Beaver Dam, KY (42320)?
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Market Analysis: 42320 Beaver Dam
This part of Ohio County is not an easy win. The 42320 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 42320 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 42320's metrics run below Ohio County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 42320 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 42320 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Beaver Dam:
Market Trends
Home Value History (with trend line)
📊 How Does 42320 Compare?
| Metric | 42320 | Beaver Dam | Kentucky |
|---|---|---|---|
| Home Value | $157,717 | $157,717 | $225,788 |
| 5-Year CAGR | 9.0% | 9.0% | 6.9% |
| Avg Rent | $792 | $792 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 42320 (Beaver Dam, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $157,717 |
| Monthly Rent | $792 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 12.9% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +9.1% ▲ |
| 5-Year CAGR | +9.0% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (3.9%). 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 42320
Population: 8,630
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 42320
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
Is Beaver Dam in KY worth investing in?
Investors tracking Beaver Dam, KY will find a 3.0/5 rating supported by $158K median home values and $792/mo rents. That profile suits long-term holders targeting reliable returns.
What is the average home sale price in Beaver Dam, KY?
Typical homes in Beaver Dam, KY go for around $158K. The 5-year CAGR of 0.0% consistent price movement.
Which investment style suits Beaver Dam, KY?
Investors usually favor careful cash-flow rentals with hands-on management in Beaver Dam, KY. With home values at $158K and rents near $792/mo, other strategies can work but produce reliable rather than outsized returns.
Is Beaver Dam, KY suited for a house hack?
For house hackers, Beaver Dam, KY is a challenging. The $792/mo rent on a unit helps defray the mortgage on a $158K property.
What are rental rates like in Beaver Dam, KY?
Average rent in Beaver Dam, KY is approximately $792/mo per month. Against $158K home values that yields a reasonable rent-to-price ratio.
You know 42320 now. You don’t know where it ranks.
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