Updated 2026 · Based on median market data for Frankfort, KY
Frankfort sits in the South with a population of 50,000 growing at 0.8% annually. The median home costs $245,000 while rents average $1,140/mo, producing an estimated cap rate of 3.66%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Frankfort works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 3.66% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $245,000 median — around $196,000 or less. At this price point with $1,140/mo rents, your cap rate improves to roughly 5.0%. Factor in 0.81% property taxes ($1,985/yr), budget 5% of gross rent for maintenance, and underwrite to a 5.6% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,569.
Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Frankfort property using our cap rate calculator (pre-filled with Frankfort data). Compare Frankfort against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Frankfort vs Kentucky state average and national average across key investment metrics. Frankfort's cap rate is below both benchmarks — deal sourcing is critical here.