Real Estate Investing in Ferguson, Kentucky (42533)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 42533 (Ferguson, KY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.8% vacancy may signal weakening demand.
- Elevated poverty: 21.1% poverty rate — can affect rent collection.
- Lower household income: $35,863 median — tenant affordability is tighter.
• 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 Ferguson, KY (42533)?
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Market Analysis: 42533 Ferguson
The 42533 ZIP covers a section of Ferguson that demands careful diligence. Prices near $163K look accessible, but the work to make a deal cash flow is real.
The 42533 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Looking more closely, 42533 offers a low basis, the region around Ferguson has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Stepping back, 897 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.
The right play in 42533 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 Ferguson:
Market Trends
Home Value History (with trend line)
📊 How Does 42533 Compare?
| Metric | 42533 | Ferguson | Somerset, KY | Kentucky |
|---|---|---|---|---|
| Home Value | $162,721 | $162,721 | N/A | $225,788 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 6.9% |
| Avg Rent | $783 | $783 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 42533 (Ferguson, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $162,721 |
| Monthly Rent | $783 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (3.8%). 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 42533
Population: 897
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 2,848 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Ferguson, KY stack up for property investment?
The 3.0/5 investability rating in Ferguson, KY reflects its $163K prices and $783/mo rents. Investors generally consider it a solid option within KY.
What kind of vacancy should I budget for in Ferguson, KY?
Expect elevated vacancy in Ferguson, KY. Rents at $783/mo are absorbed by the tenant base without meaningful lag.
What is the average home sale price in Ferguson, KY?
Ferguson, KY home values average about $163K. That price point suits investors targeting rentals with $783/mo in monthly income.
Does Ferguson, KY favor landlords or tenants?
Ferguson, KY falls under KY landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What are rental rates like in Ferguson, KY?
Rents in Ferguson, KY run near $783/mo. Compared with median home prices of $163K that produces solid gross yields for typical rentals.
You know 42533 now. You don’t know where it ranks.
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How 42533 ranks in Somerset, KY
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