Market Watch: Campbell County, KY

A few weeks ago we did a blog on the best counties in the country to invest in real estate. There were a few predictable ones and a few off the flipping map. One of those that came out of no where was Campbell County, KY. Wonder what makes it so special? We did too.

Campbell County was founded December 17, 1794, two years after the creation of the Commonwealth of Kentucky, becoming the state’s 19th county. Campbell County was carved out of ScottHarrison and Mason counties. Interestingly, Campbell County is named in honor of John Campbell, an Irish immigrant who was a soldier, explorer, statesman and one of the drafters of the Kentucky Constitution. Another interesting piece of history for the county is it used to house more than 12 casinos, 9 of which went on to start up in Las Vegas. Seems in the 30’s and now again Campbell county is the place to be for fast cash.

 Campbell County is actually part of the Cincinnati-Northern Kentucky metropolitan area. Perhaps the best know attraction in the Cincinnati area actually NOT in Ohio is in Newport, one of Campbell Counties county seats. Newport Aquarium showcases thousands of animals from around the world in a million gallons of water.  The Aquarium’s continues popularity since it opened 15 years ago has continually brought many jobs and tourism to the county as a whole. 

Newport Aquarium

So let’s take a look at the county’s stats:

Campbell County, Ky.
Return on investment: 69.9%
Increase in foreclosures: 238.5%
Unemployment rate: 6.3%
 Number of flips: 163

The median home price in Campbell County was $90,800 in the 12 months through March 2014, among the lower median prices nationwide. The area’s estimated median income for 2014 was comparably low as well, at slightly less than $60,000. This suggests homebuyers did not commit to mortgages well in excess of their income. And yet, foreclosures in Campbell County increased dramatically in recent months, jumping by 238% between the first quarter of 2013 and the first quarter of 2014, boosting the potential inventory for home flips. More distressed homes may help flipping activity return to 2013 levels, when more than 10% of all home sales were flips. Flipped homes accounted for just 3.4% of sales as of the beginning of 2014.

In order to be considered a good place for flipping houses, a county had to meet the following criteria all of which Campbell County passed with flying colors:

  • the county had to have at least 100 single-family homes flipped between April 2013 and March 2014
  • the flips had to have at least a 30% return on investment
  • unemployment had to be below the national average of 6.7% in March
  • the county had to have an increase in foreclosure activity in the first quarter of 2014, compared to the same time a year ago

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Erik Hitzelberger has been Real Estate Investor since 2007. While learning the ropes in the market down-cycle, he now teaches others how to use his systems and leverage other people’s expertise to achieve their own goals.

Erik Hitzelberger – who has written posts on Part Time REI.


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About Erik Hitzelberger

Erik Hitzelberger has been Real Estate Investor since 2007. While learning the ropes in the market down-cycle, he now teaches others how to use his systems and leverage other people's expertise to achieve their own goals.

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