Investing in Sublette County
Sublette County covers 4 rental markets we actively finance in Wyoming — Big Piney, Bondurant, Marbleton, Pinedale. Across those markets the median investment basis averages $480,000, a long-term lease averages $2,250/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $3,274. That produces a county-wide average DSCR ratio near 0.81x.
Basis varies more inside Sublette County than the average suggests. Big Piney is the lowest entry point at roughly $300,000, while Big Piney currently models the strongest coverage ratio in the county at 1.14x. 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.