Real Estate Investing in Beulah, Wyoming (82712)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82712 (Beulah, 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: 33.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 53.7 — 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 Beulah, WY (82712)?
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Market Analysis: 82712 Beulah
The 82712 ZIP covers a section of Beulah that demands careful diligence. Prices near $626K look accessible, but the work to make a deal cash flow is real.
Rent of $972/mo on a $626K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 82712 sits below the stated 0.0% once reality is priced in.
Put differently, 82712 offers a low basis, the region around Beulah has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 82712 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Beulah:
Market Trends
Home Value History (with trend line)
📊 How Does 82712 Compare?
| Metric | 82712 | Beulah | Gillette, WY | Wyoming |
|---|---|---|---|---|
| Home Value | $625,816 | $625,816 | N/A | $359,462 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 6.2% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 1.2% | 1.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82712 (Beulah, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $625,816 |
| Monthly Rent | $972 |
| Price-to-Rent | 53.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.9% |
| Cap Rate | 1.2% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +9.3% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (1.2%). 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 82712
Population: 293
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
How much does a house cost in Beulah, WY?
In Beulah, WY the median home value sits at $626K. Against the broader WY market, that reads as reasonable for most investors.
What is the tenant pool like in Beulah, WY?
Expect a solid tenant pool in Beulah, WY. The rental market absorbs $972/mo rents without meaningful friction.
What is the best play in Beulah, WY?
Beulah, WY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($626K prices, $972/mo rents) make it a reasonable choice.
How do landlord-tenant laws work in Beulah, WY?
WY law landlord-friendly for landlords, and Beulah inherits those rules. Investors should still review local ordinances for rental licensing.
Is house hacking profitable in Beulah, WY?
House hacking in Beulah, WY is reasonable to execute. Prices around $626K and rents of $972/mo solid owner-occupant economics.
You know 82712 now. You don’t know where it ranks.
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How 82712 ranks in Gillette, WY
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