Real Estate Investing in Upton, Wyoming (82730)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82730 (Upton, 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: 12.4% 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 Upton, WY (82730)?
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Market Analysis: 82730 Upton
The 82730 ZIP in Upton, WY is a local-operator market. Outside capital chasing a $266K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $266K asset, 82730 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within WY, ZIP 82730 trails on several market indicators that neighboring Weston County submarkets outperform. The gap is real and impressive enough to shape underwriting.
The 82730 ZIP's population of 1,346 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The 82730 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 Upton:
Market Trends
Home Value History (with trend line)
📊 How Does 82730 Compare?
| Metric | 82730 | Upton | Gillette, WY | Wyoming |
|---|---|---|---|---|
| Home Value | $266,335 | $266,335 | N/A | $359,462 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 6.2% |
| Avg Rent | $1,035 | $1,035 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82730 (Upton, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $266,335 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 21.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 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 82730
Population: 1,346
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 82730
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 much do tenants pay in Upton, WY?
Expect rents around $1,035/mo per month in Upton, WY. With home values at $266K, the yield math works out to reasonable levels for rental investors.
Is it easy to find good tenants in Upton, WY?
The renter base in Upton, WY is reasonable for the $1,035/mo price point. Screening well and pricing to market typically yields stable tenants.
How do experienced investors play Upton, WY?
The best-fit strategy in Upton, WY is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What price range are homes in Upton, WY?
Median home price in Upton, WY is near $266K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
What is the typical vacancy rate in Upton, WY?
Occupancy in Upton, WY runs even-keeled with elevated vacancy. Well-priced units at $1,035/mo lease on reasonable timelines.
You know 82730 now. You don’t know where it ranks.
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How 82730 ranks in Gillette, WY
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