DSCR loans in Douglas, WY

Local data for Douglas investors

A DSCR lender in Douglas is comparing a rent against a payment, and the citywide benchmarks are a median gross rent of $841 and a median home value of $267,400. The rent figure is about 15% below the Wyoming median of $992. Put the two medians together and Douglas shows a gross yield of 3.8%, on the low side, so the payment, not the rent, usually decides whether a file clears. Because the rent number covers apartments as well as houses, expect single-family rentals to land above or below it.

Douglas is an owner-heavy city: 70% of households own, and renters are just 30.3% (close to the Wyoming median of 28%). Tenant demand is narrower and concentrated in pockets. Median household income is $83,147, about 9% above the Wyoming median of $76,176, and 28% of renter households pay 30 percent or more of income on rent.

What Douglas investors are buying

The housing mix in Douglas is blended: 58% detached houses, 5% in two to four unit buildings, 10% in buildings of five to 19 units and 8% manufactured homes. Median year built is 1977, so many homes are reaching the age when major systems need replacing.

The Census counts 8% of Douglas housing units as vacant, with a rental vacancy figure of 19.8%.

Reading Douglas as an investor

Yields near 3.8% make Douglas a market for careful buyers. The ratio can still work, usually through a lower loan amount, a rent above the median or a property with several units. Housing here is neither new nor ancient, so condition varies widely from block to block and the inspection tells you more than the median. Because only 30% of households rent, vacant units can take longer to lease, and location relative to employers or campuses matters more.

Taxes and risk in Douglas

Real estate taxes are a line the rent has to cover. The median owner in Douglas pays $1,483 a year (about 16% below the Wyoming median of $1,767), which is about 0.55% of the median home value. In rent terms, the tax bill equals roughly 15% of twelve months of median rent.

The federal National Risk Index scores Converse County very low for overall risk, led by wildfire (relatively moderate), winter weather (relatively moderate) and cold waves (relatively moderate). That is a county-level view, so check the flood map for the exact parcel.

Standard landlord policies usually exclude flood, and coastal ones can add a separate wind deductible, so ask the agent for Douglas exclusions before trusting a premium estimate.

The ratio in Douglas dollars

Take the median rent ($841), subtract median taxes spread over twelve months ($124), and you have $717 of room at a 1.00 ratio. A lender asking for 1.25 cuts that to $549. Real quotes for the address decide the rest.

Rental rules for Douglas, WY

Before you underwrite a Douglas rental, confirm with city hall and Converse County whether landlords must register, pass an inspection or hold a permit, especially for stays under 30 days, because those rules can change what income a lender will count. Nightly stays carry state tax in Wyoming. Wyoming taxes short-term rentals of less than 30 continuous days with state sales tax and a statewide lodging tax plus local taxes, and platforms that act as marketplace facilitators collect and remit for the reservations they handle.

After move-out, the Douglas owner has 60 days to return the deposit or account for deductions. On rent control, No rent-increase notice requirement and no rent control provision found in W.S. 1-21-1201 to 1-21-1211 (other titles not searched).

Douglas against Wyoming peers

Here is how Douglas ($267,400) compares with other Wyoming cities we cover, where values run $319,500 in Laramie up to $378,500 in Cody.

Employers and institutions near Douglas rentals

About 8.2% of Douglas workers are self-employed, the kind of borrowers whose tax returns understate cash flow and who often prefer a loan sized on rent. Three more data points: government workers are about 21% of employment, 23% of adults hold a bachelor's degree or higher and 14% of commuters travel 45 minutes or more.

Higher education in and around Douglas includes Eastern Wyoming College, which feeds demand for student, staff and faculty housing near campus. On the logistics side, interstate access via I-25 and air service through Converse County Airport and Casper/Natrona County International Airport are noted for Douglas.

Next steps for a Douglas purchase

Run the Douglas rent, tax and insurance figures through the DSCR calculator. When they clear the ratio, start an application or ask for a quote.

More Wyoming markets

• All Wyoming DSCR loans
• DSCR loans in Laramie, WY
• DSCR loans in Cody, WY
• DSCR loans in Lander, WY
• Every market we cover

Sources

• Wyoming security deposit statute (W.S. 1-21-1207, 1-21-1208)
• Wyoming Excise Tax Division (Wyoming)
• U.S. Census Bureau data for Douglas
• FEMA county hazard table
• Wikipedia: Douglas, Wyoming

The Douglas statistics are five-year ACS estimates (2020 to 2024), which have sampling error. RedFlagLease (CC BY 4.0) supplies the Wyoming landlord-tenant notes, and the statutes are linked. Checked October 2026; confirm with Douglas or the county before you rely on any rule.

Pre-offer checklist

For a Douglas rental, request the current lease, the last tax bill and the insurance declarations page early, and confirm which utilities the tenant pays, because each one changes the monthly figure a lender compares with the rent.

DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.