1210 Meadow Ln · Douglas, WY 82633

$265,000

4 bd · 4.0 ba · 1,876 sqft · MultiFamily public records · 17 Days on market

Built 2011 5,663 sqft lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.8/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Move-in ready! This spacious 4 bedroom, 3 1/2 bath is ready for new owners and at a great price! On the main level you will find an open living/dining/kitchen area, master bedroom & bath, plus a half bath! Upstairs is a loft area, perfect for an office, another master bedroom/bathroom, 2 more bedrooms, bathroom, & laundry room. This home also has a new coat of paint. Enjoy low maintenance living with a sprinkler system, central A/C, fully fenced yard, plus a 2 car garage. Call Macey @ 307.359.0099.

Key facts

• Open concept kitchen
• Sprinkler system
• Central air

Tags

• OPEN CONCEPT KITCHEN
• MASTER SUITE ON MAIN LEVEL
• MASTER SUITE UPSTAIRS
• NEW ROOF
• CENTRAL AIR
• SPRINKLER SYSTEM

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Garage door opener
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Patio; Wood fencing

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range; Oven
• Flooring: Carpet; Vinyl
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Walk-in closets; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (5.2% below list).
• Recommended offer: $251k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 2.4% in Douglas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#15 in WY, #4,310 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Converse County School District #1 (town): math 54% / reading 57% proficiency, ranked #15 of 41 in WY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 82 active listings in the ZIP; 6 units permitted in Converse County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Converse County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,300 (5.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
3. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
4. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-17,849
• Equity at exit: $39,512

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $16,460
• Equity at exit: $22,912

Cash invested: $74,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Wyoming: 90 Strongly Landlord-Friendly · R+25
• County: — inherits STATE
• City: — inherits STATE

3-day notice; strongly landlord-favorable; small market.

Methodology + full state rankings →

ZIP-level market 82633

• Active inventory: 82
• Price-to-rent: 26.4×

Monthly cashflow live

• Estimated rent: $2,513 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$89 /mo · $1,074/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $396

Break-even live

Break-even rent $2,012

Max offer price $265,000

Occupancy floor 79%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,514
Total (3 units)			$2,513

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $265,000 Active 17 DOM
2. 2026-06-18
   days on market $265,000 Active 16 DOM
3. 2026-06-17
   days on market $265,000 Active 15 DOM
4. 2026-06-16
   days on market $265,000 Active 14 DOM
5. 2026-06-15
   days on market $265,000 Active 13 DOM
6. 2026-06-14
   days on market $265,000 Active 11 DOM
7. 2026-06-12
   days on market $265,000 Active 10 DOM
8. 2026-06-09
   days on market $265,000 Active 7 DOM
9. 2026-06-08
   days on market $265,000 Active 6 DOM
10. 2026-06-07
    days on market $265,000 Active 5 DOM
11. 2026-06-03
    listed $265,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WY · Resets to sale price

• Current annual tax: $1,074 · $89/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: +$543/yr (+$45/mo · 50.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,156
• − Mortgage interest: −$14,844
• − Property taxes: −$1,074
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$7,709
• Taxable income: $379
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $4,657/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Converse County School District #1
• NCES district ID: 5602140
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $59,764
• Composite: 48.27/100
• National rank: #2158
• State rank: #15 of 41 in WY

Livability — Douglas

• Score: 75/100
• State rank: #15
• US rank: #4310

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Douglas, WY
• Population (ZIP): 9,511

Population outlook (Converse County) Hauer SSP2

• Today (2025): 15,525 people
• By 2030: 16,132 · +3.9%
• By 2040: 17,428 · +12.3%
• By 2050: 18,791 · +21.0%
• By 2075: 22,822 · +47.0%
• By 2100: 25,592 · +64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Converse

• 2024 margin: Solid R (+73.5) · D 12.7% · R 86.2% · Other 1.1%
• 2008→2024 swing: -18.6pp toward R · 2008: -54.9pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+72.5 2016: R+74.0 2012: R+62.9 2008: R+54.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.46%
• Current HPI: 179.9315
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+45.2% since first listed

3 events — show timeline

• 2026-06-01 Listed $265,000 WMLS
• 2019-01-18 Sold (MLS) — WMLS
• 2018-11-05 Listed $182,500 WMLS

Property tax history

+0.1%/yr

Latest (2025): $1,074 · -21.3% YoY. Source: county tax records.