628 Vine St · Riverton, WY 82501

$80,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 39 Days on market

0.32 ac lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Renewal of bathrooms
• Metal roof
• Leclair irrigation

Tags

• NEW WINDOWS
• NEW SHEETROCK
• RENEWAL OF BATHROOMS
• METAL ROOF
• CONCRETE FOUNDATION
• LECLAIR IRRIGATION

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Natural gas available; Public sewer
• Home design: Manufactured home (attached); Residential property
• Construction: Masonite exterior
• Exterior features: Deck; Shed(s)

Interior

• Heating & cooling: Forced air heating
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.7% in Riverton — 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 65/100 on livability (#79 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: schools C-, crime F, amenities F.
• Fremont County School District #25 (town): math 38% / reading 48% proficiency, ranked #36 of 41 in WY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 22 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fremont County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.36%
• DSCR: 2.31
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $235,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Webbwood Rd Rd	0.10mi	3/2.0	1,532 (+14%)	4mo	$269,000	$176	69
118 E Sunset Dr	0.71mi	3/1.0	1,400 (+4%)	0mo	$141,467	$101	56
605 Spencer St	0.75mi	3/2.0	1,440 (+7%)	11mo	$133,000	$92	44
927 Elk Dr	0.72mi	3/1.0	1,400 (+4%)	23mo	$245,000	$175	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.8%
• Equity multiple: 1.98×
• Total profit: $21,921
• Equity at exit: $11,928

10-year hold

• IRR: 31.7%
• Equity multiple: 3.86×
• Total profit: $63,961
• Equity at exit: $6,917

Cash invested: $22,400 (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 82501

• Active inventory: 189
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $548

Break-even live

Break-even rent $624

Max offer price $80,000

Occupancy floor 53%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $80,000 Active 39 DOM
2. 2026-06-18
   days on market $80,000 Active 38 DOM
3. 2026-06-17
   days on market $80,000 Active 37 DOM
4. 2026-06-16
   days on market $80,000 Active 36 DOM
5. 2026-06-15
   days on market $80,000 Active 35 DOM
6. 2026-06-14
   days on market $80,000 Active 33 DOM
7. 2026-06-12
   days on market $80,000 Active 32 DOM
8. 2026-06-09
   days on market $80,000 Active 29 DOM
9. 2026-06-08
   days on market $80,000 Active 28 DOM
10. 2026-06-07
    days on market $80,000 Active 27 DOM
11. 2026-06-05
    days on market $80,000 Active 25 DOM
12. 2026-06-04
    days on market $80,000 Active 23 DOM
13. 2026-06-02
    days on market $80,000 Active 22 DOM
14. 2026-06-01
    price $80,000 Active 21 DOM
15. 2026-06-01
    days on market $95,000 Active 21 DOM
16. 2026-05-31
    days on market $95,000 Active 20 DOM
17. 2026-05-31
    days on market $95,000 Active 19 DOM
18. 2026-05-07
    listed $95,000 Active

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $488 · $41/mo
• Expected delta: +$4/yr ($0/mo · 0.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 6 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,816
• − Mortgage interest: −$4,481
• − Property taxes: −$484
• − Insurance: −$400
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,327
• Taxable income: $5,592
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $5,234/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: Fremont County School District #25
• NCES district ID: 5605220
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $47,564
• Composite: 36.71/100
• National rank: #4596
• State rank: #36 of 41 in WY

Livability — Riverton

• Score: 65/100
• State rank: #79
• US rank: #12716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fremont County · 19,413 people
• City population: 19,413
• Metro: Riverton, WY
• Population (ZIP): 19,413
• Household income: $60,449
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 304.0

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 39,368 people
• By 2030: 38,412 · -2.4%
• By 2040: 36,224 · -8.0%
• By 2050: 34,314 · -12.8%
• By 2075: 30,353 · -22.9%
• By 2100: 25,821 · -34.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 13% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+37.4) · D 30.4% · R 67.7% · Other 1.9%
• 2008→2024 swing: -8.6pp toward R · 2008: -28.8pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.8 2016: R+42.1 2012: R+34.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.60%
• Current HPI: 139.0105
• Rent YoY: —
• Metro: Riverton, WY
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-07 Listed $95,000 WMLS

Property tax history

+5.0%/yr

Latest (2025): $484 · -0.6% YoY. Source: county tax records.