Murray is one of the most affordable markets in the country in the South with a small but investable metro of 50,000. At a 5.77% estimated cap rate, this is a solid market where rents of $1,140/mo lag behind home prices. With a median home price of $175,000 and steady population growth supports long-term rental demand, Murray stands out as a market worth serious analysis for rental investors.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Murray's 0.7% rent-to-price ratio is well below the 1% rule. At median prices of $175,000, the $1,140/mo rent produces only $841/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($35K at 7%) would result in approximately $-90/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 12.8x gross rent multiplier and 5.6% vacancy rate position Murray as a value-oriented market. With annual appreciation at 2.8%, total returns (cash flow + equity growth) run approximately 8.6% before financing leverage.
Pre-filled with Murray medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Murray.
Murray, KY has a population of 50,000 and has been growing at 0.8% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $175,000 paired with median rents of $1,140/mo produces an estimated cap rate of 5.77%.
Property taxes at 0.81% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 5.6% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 3.4x, homes cost about 3.4 times the local median income of $51,300. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.8% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Murray presents moderate opportunities. Cap rates near 5.77% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.