Real Estate Investing in Kinnear, Wyoming (82516)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82516 (Kinnear, 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: 28.6% of homes vacant — above national norms.
- Higher unemployment: 7.4% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 31.4 — 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 Kinnear, WY (82516)?
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Market Analysis: 82516 Kinnear
ZIP 82516 inside Fremont County looks affordable on the surface — median value of $349K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $927/mo on a $349K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 82516 sits below the stated 0.0% once reality is priced in.
The gap between 82516 and stronger Kinnear ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A notable renter share of 12% in 82516 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Kinnear's stable or hybrid ZIPs before stepping into 82516. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Kinnear:
Market Trends
Home Value History (with trend line)
📊 How Does 82516 Compare?
| Metric | 82516 | Kinnear | Riverton, WY | Wyoming |
|---|---|---|---|---|
| Home Value | $349,373 | $349,373 | N/A | $359,462 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 6.2% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82516 (Kinnear, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $349,373 |
| Monthly Rent | $927 |
| Price-to-Rent | 31.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +10.1% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 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 (2.1%). 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 82516
Population: 311
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
Frequently Asked Questions
What price range are homes in Kinnear, WY?
Kinnear, WY median home values land near $349K. That is reasonable territory for investors looking at $927/mo-per-month rentals.
Is real estate in Kinnear, WY a good investment right now?
With a 3.0/5 investability score, Kinnear, WY ranks as a solid market for rental property investors. Median prices of $349K and rents of $927/mo drive the underlying numbers.
How landlord-friendly is Kinnear, WY?
Kinnear, WY operates under WY law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
How should investors approach Kinnear, WY?
For Kinnear, WY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How strong is the working-renter base in Kinnear, WY?
Expect a solid tenant pool in Kinnear, WY. The rental market absorbs $927/mo rents without meaningful friction.
You know 82516 now. You don’t know where it ranks.
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How 82516 ranks in Riverton, WY
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