910 Gannett Dr #127 Dr · North Rock Springs, WY 82901

$23,000

2 bd · 1.0 ba · 1 sqft · Other public records · 56 Days on market

Built 1980 ↓ 55% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Key facts

• Extra parking
• Front deck
• Shed

Tags

• FRONT DECK
• SHED
• END LOT
• EXTRA PARKING
• RECENTLY SERVICED FURNACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home; Mobile/Mfd detached
• Construction: Asphalt roof
• Exterior features: Patio; Wood fencing; Shed(s); Has a view

Interior

• Kitchen: Refrigerator; Range; Oven; Dishwasher not listed
• Flooring: Carpet; Laminate
• Heating & cooling: Forced air heating; Has heating
• Interior features: Refrigerator; Range; Oven; Washer; Dryer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $23k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $23k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#68 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Sweetwater County School District #1 (town): math 44% / reading 49% proficiency, ranked #31 of 41 in WY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.1%/yr); 177 active listings in the ZIP; 47 units permitted in Sweetwater County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $159 of loan paydown is wiped out by about $690 of value loss. Plan a longer hold.
• Sweetwater County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $4k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.25% ✓
• Cap rate: 36.12%
• Cash-on-cash: 106.53%
• DSCR: 5.74
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.64×
• Total profit: $29,860
• Equity at exit: $3,429

10-year hold

• IRR: —
• Equity multiple: 10.62×
• Total profit: $61,974
• Equity at exit: $1,989

Cash invested: $6,440 (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 82901

• Rents YoY: -2.1%
• Active inventory: 177
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$121
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $572

Break-even live

Break-even rent $255

Max offer price $23,000

Occupancy floor 37%

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $23,000 Active 56 DOM
2. 2026-06-18
   days on market $23,000 Active 55 DOM
3. 2026-06-17
   days on market $23,000 Active 54 DOM
4. 2026-06-16
   days on market $23,000 Active 53 DOM
5. 2026-06-15
   days on market $23,000 Active 52 DOM
6. 2026-06-14
   days on market $23,000 Active 50 DOM
7. 2026-06-12
   days on market $23,000 Active 49 DOM
8. 2026-06-09
   days on market $23,000 Active 46 DOM
9. 2026-06-08
   days on market $23,000 Active 45 DOM
10. 2026-06-07
    days on market $23,000 Active 44 DOM
11. 2026-06-05
    days on market $23,000 Active 41 DOM
12. 2026-06-03
    price $23,000 Active 39 DOM
13. 2026-06-02
    days on market $25,000 Active 39 DOM
14. 2026-06-01
    days on market $25,000 Active 38 DOM
15. 2026-05-31
    days on market $25,000 Active 37 DOM
16. 2026-05-30
    days on market $25,000 Active 36 DOM
17. 2026-05-17
    price $25,000
18. 2026-04-24
    listed $27,000 Active
19. 2025-11-14
    price $25,000
20. 2025-11-11
    listed $23,000 Active
21. 2022-06-23
    soldstatus
22. 2022-03-24
    listed $42,000
23. 2021-05-10
    soldstatus
24. 2021-04-25
    listed $35,000
25. 2015-03-04
    listed $56,000

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 6 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,741
• − Mortgage interest: −$1,288
• − Property taxes: −$852
• − Insurance: −$115
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$669
• Taxable income: $6,938
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $5,196/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: Sweetwater County School District #1
• NCES district ID: 5605302
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $68,679
• Composite: 41.66/100
• National rank: #3422
• State rank: #31 of 41 in WY

Livability — North Rock Springs

• Score: 66/100
• State rank: #68
• US rank: #11269

Category grades

Amenities F Commute F Cost of living B+ 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: North Rock Springs, WY
• County: Sweetwater County · 27,198 people
• Metro: Rock Springs, WY
• Population (ZIP): 27,198
• Household income: $69,954
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 609.0

Population outlook (Sweetwater County) Hauer SSP2

• Today (2025): 48,212 people
• By 2030: 49,664 · +3.0%
• By 2040: 51,984 · +7.8%
• By 2050: 54,005 · +12.0%
• By 2075: 57,684 · +19.6%
• By 2100: 57,857 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 9% Vietnamese 1%

Political lean MEDSL · Sweetwater

• 2024 margin: Solid R (+53.2) · D 22.5% · R 75.7% · Other 1.8%
• 2008→2024 swing: -25.7pp toward R · 2008: -27.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+50.6 2016: R+53.5 2012: R+39.7 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -270.69%
• Current HPI: 146.2451
• Rent YoY: ▼ -2.15%
• Metro: Rock Springs, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-55.4% since first listed

9 events — show timeline

• 2026-05-17 Price Changed $25,000 WMLS
• 2026-04-24 Listed $27,000 WMLS
• 2025-11-14 Price Changed $25,000 WMLS
• 2025-11-11 Listed $23,000 WMLS
• 2022-06-23 Sold (MLS) — WMLS
• 2022-03-24 Listed $42,000 WMLS
• 2021-05-10 Sold (MLS) — WMLS
• 2021-04-25 Listed $35,000 WMLS
• 2015-03-04 Listed $56,000 WMLS

Property tax history

+7.0%/yr

Latest (2025): $852 · +0.1% YoY. Source: county tax records.