Real Estate Investing in White Plains, Kentucky (42464)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 42464 (White Plains, 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.
- Lower household income: $35,962 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in White Plains, KY (42464)?
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Market Analysis: 42464 White Plains
ZIP 42464 in White Plains, KY carries a substantial set of headwinds. Home values near $139K and rents of $999/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $139K asset, 42464 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in White Plains have seen price recovery that 42464 has not matched. Hopkins County data supports the view that the spread is structural rather than temporary.
Meanwhile, 1,645 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.
Distressed ZIPs reward experience. solid returns are possible in 42464, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in White Plains:
Market Trends
Home Value History (with trend line)
📊 How Does 42464 Compare?
| Metric | 42464 | White Plains | Madisonville, KY | Kentucky |
|---|---|---|---|---|
| Home Value | $139,464 | $139,464 | N/A | $225,788 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 6.9% |
| Avg Rent | $999 | $999 | N/A | - |
| Cap Rate | 5.6% | 5.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 42464 (White Plains, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $139,464 |
| Monthly Rent | $999 |
| Price-to-Rent | 11.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 12.4% |
📈 Home Appreciation
| 1-Year | -3.0% ▼ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (5.6%). 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 42464
Population: 1,645
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
Investor Insight: With 2,188 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are vacancy rates like in White Plains, KY?
Rental vacancy in White Plains, KY is elevated. Investors should budget normal turnover but not chronic empty units.
What price range are homes in White Plains, KY?
Typical homes in White Plains, KY go for around $139K. The 5-year CAGR of 0.0% even-keeled price movement.
Are rents high in White Plains, KY?
Investors in White Plains, KY typically see rents near $999/mo per month against $139K home values - a solid setup for rental cash flow.
Can I live-in-and-rent in White Plains, KY?
House hacking works a challenging in White Plains, KY. Rents of $999/mo against $139K acquisition make the strategy solid for owner-occupants.
Does White Plains, KY make sense for an investment property?
Our data puts White Plains, KY at 3.0/5 for investability. Home prices of $139K and rents around $999/mo create a solid backdrop for investor activity.
You know 42464 now. You don’t know where it ranks.
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How 42464 ranks in Madisonville, KY
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