Real Estate Investing in Rock River, Wyoming (82083)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82083 (Rock River, WY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 26.5% of homes vacant — above national norms.
- 1-year downturn: Values declined 7.6% in the last year.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Rock River, WY (82083)?
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Market Analysis: 82083 Rock River
ZIP 82083 in Rock River, WY carries a sturdy set of headwinds. Home values near $173K and rents of $891/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 82083 can be a an appealing option for hunting ground — but the discount at $173K reflects genuine risk that outside investors often underestimate.
Within WY, ZIP 82083 trails on several market indicators that neighboring Carbon County submarkets outperform. The gap is real and impressive enough to shape underwriting.
The demographic picture in 82083 includes headwinds that any investor should price in. Income distribution skews lower than Rock River averages, and tenant stability requires active management.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Rock River:
Market Trends
Home Value History (with trend line)
📊 How Does 82083 Compare?
| Metric | 82083 | Rock River | Laramie, WY | Wyoming |
|---|---|---|---|---|
| Home Value | $173,075 | $173,075 | N/A | $359,462 |
| 5-Year CAGR | 1.8% | 1.8% | N/A | 6.2% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82083 (Rock River, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $173,075 |
| Monthly Rent | $891 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | -7.6% ▼ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +2.6% ▲ |
🏠 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 (4.0%). 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 82083
Population: 326
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 82083
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.
Frequently Asked Questions
What is the rental occupancy rate in Rock River, WY?
Rock River, WY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How do landlord-tenant laws work in Rock River, WY?
WY law landlord-friendly for landlords, and Rock River inherits those rules. Investors should still review local ordinances for rental licensing.
What monthly rent should investors expect in Rock River, WY?
Average rent in Rock River, WY is approximately $891/mo per month. Against $173K home values that yields a reasonable rent-to-price ratio.
Are tenants stable in Rock River, WY?
Rock River, WY draws a predictable base of working renters. Demand at the $891/mo rent level is reasonable for standard single-family and small multi rentals.
How strong is Rock River, WY for real estate investors?
Rock River, WY scores 3.0/5 for investability. Home values sit at $173K and rents near $891/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 82083 now. You don’t know where it ranks.
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