Real Estate Investing in Monticello, Kentucky (42633)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 42633 (Monticello, 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: 20.0% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Monticello, KY (42633)?
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Market Analysis: 42633 Monticello
ZIP 42633 in Monticello, KY carries a healthy set of headwinds. Home values near $165K and rents of $783/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 42633 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within KY, ZIP 42633 trails on several market indicators that neighboring Wayne County submarkets outperform. The gap is real and substantial enough to shape underwriting.
The 42633 ZIP's population of 18,609 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Strategically, 42633 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 Monticello:
Property Strategy for 42633
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $87,500 | $680 | 5.6% | +10.0% | $87,500 |
| 2BR | $117,938 | $870 | 5.3% | +11.7% | $58,969 |
| 3BR | $174,433 | $1,210 | 5.0% | +9.9% | $58,144 |
| 4BR | $237,031 | $1,460 | 4.4% | +9.5% | $59,258 |
| 5BR | $301,997 | — | — | +10.0% | $60,399 |
Market Trends
Home Value History (with trend line)
📊 How Does 42633 Compare?
| Metric | 42633 | Monticello | Kentucky |
|---|---|---|---|
| Home Value | $165,489 | $165,489 | $225,788 |
| 5-Year CAGR | 7.0% | 7.0% | 6.9% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 42633 (Monticello, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $165,489 |
| Monthly Rent | $783 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | -2.6% ▼ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (3.7%). 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 42633
Population: 18,609
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 42633
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 price range are homes in Monticello, KY?
Median home price in Monticello, KY is near $165K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
Does a duplex house hack pencil in Monticello, KY?
The a challenging house-hack environment in Monticello, KY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How landlord-friendly is Monticello, KY?
Landlord-friendliness in Monticello, KY is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are rents high in Monticello, KY?
Monticello, KY rentals go for roughly $783/mo a month. That puts gross yield in solid territory relative to $165K acquisition costs.
Is real estate in Monticello, KY a good investment right now?
Monticello, KY scores 3.0/5 for investability. Home values sit at $165K and rents near $783/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 42633 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 42633 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.
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