Real Estate Investing in Boulder, Wyoming (82923)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82923 (Boulder, 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: 42.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 37.1 — 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 Boulder, WY (82923)?
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Market Analysis: 82923 Boulder
Meanwhile, ZIP 82923 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $417K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $417K asset, 82923 is the wrong submarket. If the plan prices in friction, the yield can still work.
Turning to rents, 82923 offers a low basis, the region around Boulder has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
From an investor standpoint, 619 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 82923 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 Boulder:
Market Trends
Home Value History (with trend line)
📊 How Does 82923 Compare?
| Metric | 82923 | Boulder | Wyoming |
|---|---|---|---|
| Home Value | $416,889 | $416,889 | $359,462 |
| 5-Year CAGR | 6.9% | 6.9% | 6.2% |
| Avg Rent | $936 | $936 | - |
| Cap Rate | 1.8% | 1.8% | - |
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 82923 (Boulder, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $416,889 |
| Monthly Rent | $936 |
| Price-to-Rent | 37.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 (1.8%). 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 82923
Population: 619
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
Frequently Asked Questions
How landlord-friendly is Boulder, WY?
WY law landlord-friendly for landlords, and Boulder inherits those rules. Investors should still review local ordinances for rental licensing.
Is house hacking profitable in Boulder, WY?
For house hackers, Boulder, WY is a challenging. The $936/mo rent on a unit helps defray the mortgage on a $417K property.
How strong is the working-renter base in Boulder, WY?
Boulder, WY offers a predictable renter base at the $936/mo rent level. Tenant turnover is reasonable for well-managed properties.
How much rent can I charge in Boulder, WY?
Rental rates in Boulder, WY average $936/mo. Tenant demand and $417K home values make the yield look reasonable by investor standards.
Is housing expensive in Boulder, WY?
Typical homes in Boulder, WY go for around $417K. The 5-year CAGR of 0.0% stable price movement.
You know 82923 now. You don’t know where it ranks.
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