Real Estate Investing in Shoshoni, Wyoming (82649)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82649 (Shoshoni, 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: 21.4% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Shoshoni, WY (82649)?
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Market Analysis: 82649 Shoshoni
Not every below-median market is a bargain. Shoshoni's 82649 ZIP clocks in at signals that favor experienced operators who can absorb the risk $190K pricing implies.
For an experienced owner, 82649 can be a a strong candidate for hunting ground — but the discount at $190K reflects genuine risk that outside investors often underestimate.
Within WY, ZIP 82649 trails on several market indicators that neighboring Fremont County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Demographically, 82649 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 82649 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 Shoshoni:
Market Trends
Home Value History (with trend line)
📊 How Does 82649 Compare?
| Metric | 82649 | Shoshoni | Riverton, WY | Wyoming |
|---|---|---|---|---|
| Home Value | $190,362 | $190,362 | N/A | $359,462 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 6.2% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82649 (Shoshoni, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $190,362 |
| Monthly Rent | $864 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 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 (3.5%). 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 82649
Population: 1,075
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 82649
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
Is Shoshoni, WY a good market for buy-and-hold investors?
Investors tracking Shoshoni, WY will find a 3.0/5 rating supported by $190K median home values and $864/mo rents. That profile suits long-term holders targeting predictable returns.
What is the typical renter like in Shoshoni, WY?
Shoshoni, WY offers a steady renter base at the $864/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is the average monthly rent in Shoshoni, WY?
Rent in Shoshoni, WY is around $864/mo. The resulting rent-to-value relationship with $190K pricing is reasonable for most investor models.
Is vacancy a concern in Shoshoni, WY?
Rental vacancy in Shoshoni, WY is elevated. Investors should budget normal turnover but not chronic empty units.
What is the typical home price in Shoshoni, WY?
Homes in Shoshoni, WY typically sell near $190K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
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