Real Estate Investing in Big Horn, Wyoming (82833)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82833 (Big Horn, WY)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 65.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 57.0 — 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 Big Horn, WY (82833)?
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Market Analysis: 82833 Big Horn
The 82833 ZIP in Big Horn, WY is a local-operator market. Outside capital chasing a $689K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 82833 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within WY, ZIP 82833 trails on several market indicators that neighboring Sheridan submarkets outperform. The gap is real and significant enough to shape underwriting.
The 82833 ZIP's population of 268 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
The right play in 82833 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Big Horn:
Market Trends
Home Value History (with trend line)
📊 How Does 82833 Compare?
| Metric | 82833 | Big Horn | Wyoming |
|---|---|---|---|
| Home Value | $688,941 | $688,941 | $359,462 |
| 5-Year CAGR | 6.6% | 6.6% | 6.2% |
| Avg Rent | $1,008 | $1,008 | - |
| Cap Rate | 1.1% | 1.1% | - |
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 82833 (Big Horn, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $688,941 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 57.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.8% |
| Cap Rate | 1.1% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +7.9% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 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 (1.1%). 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 82833
Population: 268
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 82833
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 857 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Can I house hack in Big Horn, WY?
Big Horn, WY is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $689K price point reasonable to enter.
Is rental property easy to operate in Big Horn, WY?
The landlord environment in Big Horn, WY is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How strong is tenant demand in Big Horn, WY?
Working renters make up the core of the Big Horn, WY tenant base. The pool is reasonable for investors targeting long-term holds.
How strong is Big Horn, WY for real estate investors?
Big Horn, WY rates 3.0/5 for investability. With median values at $689K and rents near $1,008/mo, the market offers reasonable fundamentals for rental investors.
How much should I expect to pay for a home in Big Horn, WY?
Expect median prices around $689K in Big Horn, WY. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
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