Real Estate Investing in Williamsburg, Kentucky (42635)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 42635 (Williamsburg, 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: 9.0% vacancy may signal weakening demand.
- Lower household income: $37,946 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 Williamsburg, KY (42635)?
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Market Analysis: 42635 Williamsburg
The 42635 ZIP covers a section of Williamsburg that demands careful diligence. Prices near $119K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 42635 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
On balance, 42635 offers a low basis, the region around Williamsburg has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 42635 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. solid returns are possible in 42635, 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 Williamsburg:
Property Strategy for 42635
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $109,104 | $870 | 5.7% | — | $54,552 |
| 3BR | $132,003 | $1,070 | 5.8% | +9.4% | $44,001 |
Market Trends
Home Value History (with trend line)
📊 How Does 42635 Compare?
| Metric | 42635 | Williamsburg | Kentucky |
|---|---|---|---|
| Home Value | $118,510 | $123,271 | $225,788 |
| 5-Year CAGR | 5.1% | 2.7% | 6.9% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 5.2% | 5.0% | - |
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 42635 (Williamsburg, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $118,510 |
| Monthly Rent | $783 |
| Price-to-Rent | 12.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.2% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | -2.3% ▼ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (5.2%). 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 42635
Population: 4,789
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 42635
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What are vacancy rates like in Williamsburg, KY?
Williamsburg, KY carries elevated vacancy risk. Expect steady absorption at market rents of $783/mo.
How strict are landlord regulations in Williamsburg, KY?
For rental operators, Williamsburg, KY rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How strong are rents in Williamsburg, KY?
Rent in Williamsburg, KY is around $783/mo. The resulting rent-to-value relationship with $119K pricing is reasonable for most investor models.
Is Williamsburg, KY a good market for FHA house hackers?
House hacking in Williamsburg, KY is a challenging. With home values around $119K and rents at $783/mo, owner-occupants can offset a meaningful share of PITI.
Should investors consider Williamsburg, KY?
Yes - Williamsburg, KY a 3.0/5 investability score. With $119K home prices against $783/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 42635 now. You don’t know where it ranks.
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