Investing in Carbon County
Carbon County covers 5 rental markets we actively finance in Wyoming — Baggs, Encampment, Hanna, Rawlins, Saratoga. Across those markets the median investment basis averages $245,000, a long-term lease averages $1,665/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $1,643. That produces a county-wide average DSCR ratio near 1.10x.
Basis varies more inside Carbon County than the average suggests. Hanna is the lowest entry point at roughly $135,000, while Hanna currently models the strongest coverage ratio in the county at 1.35x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.