Real Estate Investing in Sheridan, Wyoming (82801)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82801 (Sheridan, WY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.7% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.8 — hard to cash-flow at these prices.
What’s happening in Sheridan, WY (82801)?
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Market Analysis: 82801 Sheridan
Not every below-median market is a bargain. Sheridan's 82801 ZIP stands at signals that favor experienced operators who can absorb the risk $433K pricing implies.
Turning to rents, the numbers look inviting — $433K purchase price, 0.0% nominal cap — the work to hit that pro forma in 82801 is substantial and deserves full respect.
On the rental side, 82801 offers a low basis, the region around Sheridan has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 82801 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 82801 is an operator game, not a passive one. In practical terms, entry prices of $433K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Sheridan:
Property Strategy for 82801
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $247,236 | $850 | 2.5% | +8.4% | $247,236 |
| 2BR | $317,621 | $1,120 | 2.5% | +7.7% | $158,811 |
| 3BR | $437,228 | $1,340 | 2.2% | +6.9% | $145,743 |
| 4BR | $544,223 | $1,880 | 2.5% | +7.2% | $136,056 |
| 5BR | $691,026 | — | — | +6.8% | $138,205 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 82801 Compare?
| Metric | 82801 | Sheridan | Sheridan, WY | Wyoming |
|---|---|---|---|---|
| Home Value | $432,595 | $509,299 | N/A | $359,462 |
| 5-Year CAGR | 4.8% | 5.5% | N/A | 6.2% |
| Avg Rent | $1,400 | $1,166 | N/A | - |
| Cap Rate | 2.5% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82801 (Sheridan, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $432,595 |
| Monthly Rent | $1,400 |
| Price-to-Rent | 25.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 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 (2.5%). 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 82801
Population: 25,727
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
🎓 Schools in 82801
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 857 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical renter like in Sheridan, WY?
Sheridan, WY offers a measured renter base at the $1,400/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Sheridan, WY a good place for real estate investing?
Sheridan, WY posts an investability rating of 3.0/5, with median home values near $433K and average rents around $1,400/mo. That combination puts it in the healthy tier for investor interest.
Is rental property easy to operate in Sheridan, WY?
The landlord environment in Sheridan, WY is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What monthly rent should investors expect in Sheridan, WY?
Average rent in Sheridan, WY is approximately $1,400/mo per month. Against $433K home values that yields a reasonable rent-to-price ratio.
What does house hacking look like in Sheridan, WY?
The a challenging house-hack environment in Sheridan, WY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 82801 now. You don’t know where it ranks.
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How 82801 ranks in Sheridan, WY
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