Real Estate Investing in Big Clifty, Kentucky (42712)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 42712 (Big Clifty, KY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 20.4% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.5% CAGR).
- 1-year downturn: Values declined 5.3% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Big Clifty, KY (42712)?
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Market Analysis: 42712 Big Clifty
ZIP 42712 in Big Clifty, KY carries a robust set of headwinds. Home values near $168K and rents of $873/mo sit inside a market where underwriting has to be tight.
Turning to rents, the numbers look inviting — $168K purchase price, 0.0% nominal cap — the work to hit that pro forma in 42712 is substantial and deserves full respect.
The gap between 42712 and stronger Big Clifty ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A significant renter share of 17% in 42712 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. impressive returns are possible in 42712, 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 Big Clifty:
Market Trends
Home Value History (with trend line)
📊 How Does 42712 Compare?
| Metric | 42712 | Big Clifty | Elizabethtown-Fort Knox, KY | Kentucky |
|---|---|---|---|---|
| Home Value | $168,248 | $168,248 | N/A | $225,788 |
| 5-Year CAGR | 1.5% | 1.5% | N/A | 6.9% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 42712 (Big Clifty, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $168,248 |
| Monthly Rent | $873 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | -5.3% ▼ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (4.1%). 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 42712
Population: 1,787
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
Frequently Asked Questions
How much is rent in Big Clifty, KY?
Rents in Big Clifty, KY run near $873/mo. Compared with median home prices of $168K that produces solid gross yields for typical rentals.
Where do home prices stand in Big Clifty, KY?
Big Clifty, KY home values average about $168K. That price point suits investors targeting rentals with $873/mo in monthly income.
Is vacancy a concern in Big Clifty, KY?
Rental vacancy in Big Clifty, KY is elevated. Investors should budget normal turnover but not chronic empty units.
Which investment style suits Big Clifty, KY?
A careful cash-flow rentals with hands-on management strategy Big Clifty, KY best. The market produces even-keeled results for that approach at the $168K price point.
How strong is Big Clifty, KY for real estate investors?
Big Clifty, KY rates 3.0/5 for investability. With median values at $168K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
You know 42712 now. You don’t know where it ranks.
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How 42712 ranks in Elizabethtown-Fort Knox, KY
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