Real Estate Investing in Deaver, Wyoming (82421)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82421 (Deaver, 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.
- High vacancy: 31.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 28.7 — 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 Deaver, WY (82421)?
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Market Analysis: 82421 Deaver
Not every below-median market is a bargain. Deaver's 82421 ZIP reports signals that favor experienced operators who can absorb the risk $297K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $297K asset, 82421 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within WY, ZIP 82421 trails on several market indicators that neighboring Big Horn County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Demographically, 82421 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 82421 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Deaver:
Market Trends
Home Value History (with trend line)
📊 How Does 82421 Compare?
| Metric | 82421 | Deaver | Wyoming |
|---|---|---|---|
| Home Value | $297,346 | $297,346 | $359,462 |
| 5-Year CAGR | 6.2% | 6.2% | 6.2% |
| Avg Rent | $864 | $864 | - |
| Cap Rate | 2.3% | 2.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82421 (Deaver, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $297,346 |
| Monthly Rent | $864 |
| Price-to-Rent | 28.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 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 (2.3%). 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 82421
Population: 364
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Deaver in WY worth investing in?
Investors tracking Deaver, WY will find a 3.0/5 rating supported by $297K median home values and $864/mo rents. That profile suits long-term holders targeting reliable returns.
What do rentals go for in Deaver, WY?
Rental rates in Deaver, WY average $864/mo. Tenant demand and $297K home values make the yield look reasonable by investor standards.
What is the smart move for investors in Deaver, WY?
Most investors in Deaver, WY run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Can owner-occupants cash flow in Deaver, WY?
Deaver, WY is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $297K price point reasonable to enter.
What is the tenant pool like in Deaver, WY?
The tenant pool in Deaver, WY is solid, supported by local employment and population fundamentals. Rents of $864/mo are well-absorbed by the market.
You know 82421 now. You don’t know where it ranks.
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