205 E G St · Casper, WY 82601

$160,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 112 Days on market

Built 1918 6,534 sqft lot $93/sqft · 27% below area Est $238k · 33% under ↓ 6% since listing

---

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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Rent growth +4.7/5.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors! Whether you are entering the investment market or wanting to add to your portfolio, this property offers good production with additional revenue potential. Both units currently rented. Upstairs unit features 2 bedrooms, 1 bath generating $850/month and downstairs unit features a large bedroom and single bath makes $650/month. Shared laundry in downstairs utility room and large yard.

Key facts

• Shared laundry
• Large yard
• 6,534 sq ft lot

Tags

• SHARED LAUNDRY
• LARGE YARD

🏷️ Possibly a rental listed for sale. The $160,000 price doesn't fit this home's estimated sale value (~$238,187) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $143k (10.9% below list).
• Recommended offer: $143k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.0% in Casper — 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 78/100 on livability (#8 in WY, #2,629 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, health & safety F.
• Natrona County School District #1 (urban): math 44% / reading 52% proficiency, ranked #32 of 41 in WY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.0%/yr); 220 active listings in the ZIP; 310 units permitted in Natrona County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Natrona County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,608 (10.9% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.89% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $238,187
• List price: $160,000
• Delta: -32.83%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 E G St	0.03mi	4/1.5 (+1)	1,638 (-5%)	0mo	$210,000	$128	82
740 N Jefferson St	0.47mi	3/1.0	1,720 (-0%)	4mo	$155,000	$90	70
833 N Kimball St	0.25mi	2/1.8 (-1)	1,773 (+3%)	11mo	$250,000	$141	69
722 Saint Mary St	0.52mi	4/2.0 (+1)	1,648 (-5%)	8mo	$180,000	$109	56
1043 St John St	0.28mi	2/1.0 (-1)	1,915 (+11%)	11mo	$75,000	$39	51
831 N Mckinley St	0.59mi	2/1.0 (-1)	1,720 (-0%)	16mo	$135,000	$78	49
1103 N Lincoln St	0.49mi	4/2.0 (+1)	1,904 (+10%)	9mo	$289,000	$152	48
1126 N Jefferson	0.52mi	4/2.0 (+1)	1,638 (-5%)	20mo	$215,000	$131	45
1105 N Jackson St	0.68mi	4/2.0 (+1)	1,664 (-4%)	23mo	$235,000	$141	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-9,165
• Equity at exit: $23,857

10-year hold

• IRR: 9.2%
• Equity multiple: 1.85×
• Total profit: $38,047
• Equity at exit: $13,834

Cash invested: $44,800 (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 82601

• Rents YoY: 9.0%
• Active inventory: 220
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $146

Break-even live

Break-even rent $1,242

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $236	-5% $191	+0% $146	+5% $100	+10% $55
Rent	-10% $33	-5% $89	+0% $146	+5% $202	+10% $258
Rate	-1.0pp $226	-0.5pp $186	base $146	+0.5pp $104	+1.0pp $62

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $160,000 Active 112 DOM
2. 2026-06-18
   days on market $160,000 Active 111 DOM
3. 2026-06-17
   days on market $160,000 Active 110 DOM
4. 2026-06-17
   days on market $160,000 Active 109 DOM
5. 2026-06-15
   days on market $160,000 Active 108 DOM
6. 2026-06-14
   days on market $160,000 Active 106 DOM
7. 2026-06-13
   days on market $160,000 Active 105 DOM
8. 2026-06-10
   days on market $160,000 Active 103 DOM
9. 2026-06-09
   days on market $160,000 Active 102 DOM
10. 2026-06-08
    days on market $160,000 Active 101 DOM
11. 2026-06-07
    days on market $160,000 Active 100 DOM
12. 2026-06-05
    days on market $160,000 Active 97 DOM
13. 2026-06-03
    days on market $160,000 Active 96 DOM
14. 2026-06-02
    days on market $160,000 Active 95 DOM
15. 2026-06-01
    days on market $160,000 Active 94 DOM
16. 2026-05-31
    days on market $160,000 Active 93 DOM
17. 2026-05-30
    days on market $160,000 Active 92 DOM
18. 2026-02-27
    listed $160,000 Active 408-char remark

    Show marketing remark (408 chars)

    Attention Investors! Whether you are entering the investment market or wanting to add to your portfolio, this property offers good production with additional revenue potential. Both units currently rented. Upstairs unit features 2 bedrooms, 1 bath generating $850/month and downstairs unit features a large bedroom and single bath makes $650/month. Shared laundry in downstairs utility room and large yard.

19. 2025-10-24
    price $160,000
20. 2025-08-22
    listed $170,000 Active
21. 2013-03-14
    soldstatus
22. 2008-09-02
    soldstatus

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$74/yr (+$6/mo · 8.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 45% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,113
• − Mortgage interest: −$8,962
• − Property taxes: −$902
• − Insurance: −$800
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$4,655
• Taxable loss: −$944
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $1,975/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: Natrona County School District #1
• NCES district ID: 5604510
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $55,217
• Composite: 41.6/100
• National rank: #3437
• State rank: #32 of 41 in WY

Livability — Casper

• Score: 78/100
• State rank: #8
• US rank: #2629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casper, WY
• County: Natrona County · 72,922 people
• City population: 72,922
• Metro: Casper, WY
• Population (ZIP): 26,721
• Household income: $67,642
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 749.0

Population outlook (Natrona County) Hauer SSP2

• Today (2025): 98,530 people
• By 2030: 107,084 · +8.7%
• By 2040: 124,838 · +26.7%
• By 2050: 143,617 · +45.8%
• By 2075: 192,378 · +95.2%
• By 2100: 228,435 · +131.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Lithuanian 4% Portuguese 4%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Natrona

• 2024 margin: Solid R (+48.6) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -34.4pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+47.6 2016: R+52.2 2012: R+41.1 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -190.42%
• Current HPI: 181.2192
• Rent YoY: ▲ 8.97%
• Metro: Casper, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-5.9% since first listed

5 events — show timeline

• 2026-02-27 Listed $160,000 WMLS
• 2025-10-24 Price Changed $160,000 WMLS
• 2025-08-22 Listed $170,000 WMLS
• 2013-03-14 Sold (Public Records) — Public Records
• 2008-09-02 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $902 · -22.7% YoY. Source: county tax records.