Real Estate Investing in Evanston, Wyoming (82930)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 82930 (Evanston, 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: 22.4% 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 Evanston, WY (82930)?
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Market Analysis: 82930 Evanston
Investors eyeing 82930 need to respect the fundamentals at play. Home values of $338K come alongside slower price movement and elevated management overhead.
In practical terms, the numbers look inviting — $338K purchase price, 0.0% nominal cap — the work to hit that pro forma in 82930 is substantial and deserves full respect.
Within WY, ZIP 82930 trails on several market indicators that neighboring Summit submarkets outperform. The gap is real and healthy enough to shape underwriting.
Employment concentration in 82930 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 82930 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 Evanston:
Property Strategy for 82930
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $216,858 | $1,470 | 4.9% | +10.5% | $108,429 |
| 3BR | $311,752 | $1,890 | 4.4% | +10.2% | $103,917 |
| 4BR | $367,024 | $2,060 | 4.0% | +9.3% | $91,756 |
| 5BR | $449,516 | — | — | +8.8% | $89,903 |
Market Trends
Home Value History (with trend line)
📊 How Does 82930 Compare?
| Metric | 82930 | Evanston | Wyoming |
|---|---|---|---|
| Home Value | $337,936 | $337,936 | $359,462 |
| 5-Year CAGR | 8.1% | 8.1% | 6.2% |
| Avg Rent | $1,323 | $1,323 | - |
| Cap Rate | 3.1% | 3.1% | - |
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 82930 (Evanston, WY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $337,936 |
| Monthly Rent | $1,323 |
| Price-to-Rent | 21.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 11.1% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (3.1%). 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 82930
Population: 14,836
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
What is the typical home price in Evanston, WY?
In Evanston, WY the median home value sits at $338K. Against the broader WY market, that reads as reasonable for most investors.
What is the typical vacancy rate in Evanston, WY?
Evanston, WY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Does Evanston, WY make sense for an investment property?
The 3.0/5 investability rating in Evanston, WY reflects its $338K prices and $1,323/mo rents. Investors generally consider it a solid option within WY.
What is it like being a landlord in Evanston, WY?
WY law landlord-friendly for landlords, and Evanston inherits those rules. Investors should still review local ordinances for rental licensing.
What is the renter demographic in Evanston, WY?
Tenant quality in Evanston, WY ranks as solid. Landlords generally report reliable occupancy at market rents of $1,323/mo.
You know 82930 now. You don’t know where it ranks.
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