Real Estate Investing in Cowley, Wyoming (82420)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82420 (Cowley, WY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.9% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 32.2 — hard to cash-flow at these prices.
• 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 Cowley, WY (82420)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 82420 Cowley
Investors eyeing 82420 need to respect the fundamentals at play. Home values of $352K come alongside slower price movement and elevated management overhead.
Rent of $909/mo on a $352K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 82420 sits below the stated 0.0% once reality is priced in.
The gap between 82420 and stronger Cowley ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 82420 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 82420 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Cowley:
Market Trends
Home Value History (with trend line)
📊 How Does 82420 Compare?
| Metric | 82420 | Cowley | Wyoming |
|---|---|---|---|
| Home Value | $351,714 | $351,714 | $359,462 |
| 5-Year CAGR | 7.4% | 7.4% | 6.2% |
| Avg Rent | $909 | $909 | - |
| Cap Rate | 2.0% | 2.0% | - |
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 82420 (Cowley, WY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 82420 (Cowley, WY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $351,714 |
| Monthly Rent | $909 |
| Price-to-Rent | 32.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (2.0%). 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 82420
Population: 938
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 82420
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
How strong is Cowley, WY for real estate investors?
Investors tracking Cowley, WY will find a 3.0/5 rating supported by $352K median home values and $909/mo rents. That profile suits long-term holders targeting reliable returns.
How do experienced investors play Cowley, WY?
For Cowley, WY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How much should I expect to pay for a home in Cowley, WY?
Cowley, WY median home values land near $352K. That is reasonable territory for investors looking at $909/mo-per-month rentals.
Is vacancy a concern in Cowley, WY?
Cowley, WY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Cowley, WY landlord-friendly?
Landlord-friendliness in Cowley, WY is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 82420 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 82420 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
AI Market Advisor
Ask questions about investing in 82420 (Cowley)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 82420 (Cowley, WY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.