Real Estate Investing in Upton, Kentucky (42784)
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Should you buy in 42784 (Upton, 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 poverty: 22.2% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Upton, KY (42784)?
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Market Analysis: 42784 Upton
ZIP 42784 in Upton, KY carries a resilient set of headwinds. Home values near $200K and rents of $873/mo sit inside a market where underwriting has to be tight.
In practical terms, the numbers look inviting — $200K purchase price, 0.0% nominal cap — the work to hit that pro forma in 42784 is substantial and deserves full respect.
Meanwhile, 42784 offers a low basis, the region around Upton has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 42784 ZIP's population of 2,948 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Strategically, 42784 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 Upton:
Property Strategy for 42784
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $159,971 | $970 | 4.4% | +10.8% | $79,985 |
| 3BR | $225,923 | $1,360 | 4.3% | +9.4% | $75,308 |
Market Trends
Home Value History (with trend line)
📊 How Does 42784 Compare?
| Metric | 42784 | Upton | Elizabethtown-Fort Knox, KY | Kentucky |
|---|---|---|---|---|
| Home Value | $200,466 | $200,466 | N/A | $225,788 |
| 5-Year CAGR | 5.1% | 5.1% | N/A | 6.9% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 42784 (Upton, KY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $200,466 |
| Monthly Rent | $873 |
| Price-to-Rent | 19.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | -1.6% ▼ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (3.4%). 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 42784
Population: 2,948
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 does Upton, KY rate as a rental market?
Upton, KY rates 3.0/5 for investability. With median values at $200K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
What do landlords charge for rent in Upton, KY?
Rent in Upton, KY is around $873/mo. The resulting rent-to-value relationship with $200K pricing is reasonable for most investor models.
What is the best play in Upton, KY?
Upton, KY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($200K prices, $873/mo rents) make it a reasonable choice.
Is Upton, KY landlord-friendly?
KY ranks as a landlord-friendly state for landlord-tenant law. Upton generally follows the statewide framework, so landlords face reasonable operating rules.
What is the typical home price in Upton, KY?
Homes in Upton, KY typically sell near $200K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
You know 42784 now. You don’t know where it ranks.
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How 42784 ranks in Elizabethtown-Fort Knox, KY
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