Real Estate Investing in Gillette, Wyoming (82716)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82716 (Gillette, 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: 12.3% of homes vacant — above national norms.
What’s happening in Gillette, WY (82716)?
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Market Analysis: 82716 Gillette
The 82716 ZIP covers a section of Gillette that demands careful diligence. Prices near $297K look accessible, but the work to make a deal cash flow is real.
Rent of $1,149/mo on a $297K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 82716 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 82716 among WY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A resilient renter share of 25% in 82716 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 82716 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Gillette:
Property Strategy for 82716
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $218,243 | $960 | 3.2% | +5.9% | $109,122 |
| 3BR | $288,397 | $1,270 | 3.2% | +6.1% | $96,132 |
| 4BR | $323,306 | $1,630 | 3.6% | +5.3% | $80,826 |
| 5BR | $368,176 | — | — | +5.0% | $73,635 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 82716 Compare?
| Metric | 82716 | Gillette | Gillette, WY | Wyoming |
|---|---|---|---|---|
| Home Value | $296,757 | $334,438 | N/A | $359,462 |
| 5-Year CAGR | 5.1% | 4.8% | N/A | 6.2% |
| Avg Rent | $1,149 | $1,270 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82716 (Gillette, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $296,757 |
| Monthly Rent | $1,149 |
| Price-to-Rent | 21.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +3.6% ▲ |
🏠 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 (3.0%). 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 82716
Population: 17,091
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 82716
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 does Gillette, WY rate as a rental market?
Yes - Gillette, WY a 3.0/5 investability score. With $297K home prices against $1,149/mo monthly rent, the market delivers a reasonable entry point for new investors.
Which investment style suits Gillette, WY?
For Gillette, WY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How high is vacancy risk in Gillette, WY?
Occupancy in Gillette, WY runs steady with elevated vacancy. Well-priced units at $1,149/mo lease on reasonable timelines.
Can owner-occupants cash flow in Gillette, WY?
For house hackers, Gillette, WY is a challenging. The $1,149/mo rent on a unit helps defray the mortgage on a $297K property.
What is the typical rental rate in Gillette, WY?
Gillette, WY rentals go for roughly $1,149/mo a month. That puts gross yield in solid territory relative to $297K acquisition costs.
You know 82716 now. You don’t know where it ranks.
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How 82716 ranks in Gillette, WY
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