Real Estate Investing in Douglas, Wyoming (82633)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82633 (Douglas, 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.
- High vacancy: 12.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Douglas, WY (82633)?
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Market Analysis: 82633 Douglas
ZIP 82633 in Douglas, WY carries a impressive set of headwinds. Home values near $321K and rents of $891/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 82633 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader WY picture, 82633 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 82633 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. solid returns are possible in 82633, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Douglas:
Property Strategy for 82633
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $238,535 | $750 | 2.3% | — | $238,535 |
| 2BR | $247,686 | $990 | 2.9% | +7.1% | $123,843 |
| 3BR | $319,397 | $1,360 | 3.1% | +5.9% | $106,466 |
| 4BR | $353,027 | $1,640 | 3.3% | +5.5% | $88,257 |
| 5BR | $431,963 | — | — | +5.6% | $86,393 |
Market Trends
Home Value History (with trend line)
📊 How Does 82633 Compare?
| Metric | 82633 | Douglas | Wyoming |
|---|---|---|---|
| Home Value | $321,390 | $321,390 | $359,462 |
| 5-Year CAGR | 5.3% | 5.3% | 6.2% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 2.2% | 2.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82633 (Douglas, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $321,390 |
| Monthly Rent | $891 |
| Price-to-Rent | 30.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (2.2%). 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 82633
Population: 9,511
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 82633
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 high is vacancy risk in Douglas, WY?
Douglas, WY carries elevated vacancy risk. Expect measured absorption at market rents of $891/mo.
What is the typical renter like in Douglas, WY?
Tenant quality in Douglas, WY ranks as solid. Landlords generally report even-keeled occupancy at market rents of $891/mo.
What do landlords charge for rent in Douglas, WY?
Rent in Douglas, WY is around $891/mo. The resulting rent-to-value relationship with $321K pricing is reasonable for most investor models.
Are landlord laws favorable in Douglas, WY?
Rental owners in Douglas, WY deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the typical home price in Douglas, WY?
In Douglas, WY the median home value sits at $321K. Against the broader WY market, that reads as reasonable for most investors.
You know 82633 now. You don’t know where it ranks.
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