Real Estate Investing in Kaycee, Wyoming (82639)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82639 (Kaycee, 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: 32.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 29.0 — 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 Kaycee, WY (82639)?
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Market Analysis: 82639 Kaycee
The 82639 ZIP in Kaycee, WY is a local-operator market. Outside capital chasing a $425K entry has to pair deep knowledge with the discount.
The investment case in 82639 is sturdy only for operators who understand what they are buying. A $425K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Kaycee have seen price recovery that 82639 has not matched. Johnson County data supports the view that the spread is structural rather than temporary.
Resident income in 82639 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 82639 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Kaycee:
Market Trends
Home Value History (with trend line)
📊 How Does 82639 Compare?
| Metric | 82639 | Kaycee | Casper, WY | Wyoming |
|---|---|---|---|---|
| Home Value | $425,249 | $425,249 | N/A | $359,462 |
| 5-Year CAGR | 8.2% | 8.2% | N/A | 6.2% |
| Avg Rent | $1,224 | $1,224 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82639 (Kaycee, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $425,249 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 29.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +11.1% ▲ |
| 3-Year CAGR | +7.9% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 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 82639
Population: 649
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 82639
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 typical rental rate in Kaycee, WY?
Rent in Kaycee, WY is around $1,224/mo. The resulting rent-to-value relationship with $425K pricing is reasonable for most investor models.
Should investors worry about vacancy in Kaycee, WY?
Vacancy risk in Kaycee, WY is elevated. That supports measured cash flow for typical rental holds.
What kind of market is Kaycee, WY for investors?
Kaycee, WY rates 3.0/5 for investability. With median values at $425K and rents near $1,224/mo, the market offers reasonable fundamentals for rental investors.
Are renters plentiful in Kaycee, WY?
The tenant pool in Kaycee, WY is solid, supported by local employment and population fundamentals. Rents of $1,224/mo are well-absorbed by the market.
How strict are landlord regulations in Kaycee, WY?
Kaycee, WY falls under WY landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 82639 now. You don’t know where it ranks.
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