1000 Wood St · Newcastle, WY 82701

$140,000

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 66 Days on market

Built 1953 10,454 sqft lot $132/sqft · 30% below area Est $201k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1000 Wood St -- a freshly remodeled 2-bed, 1-bath home with 1,060 sq ft on a spacious lot. Enjoy brand-new flooring, an updated kitchen, and a new pergola on the back deck -- all move-in ready. Whether you're looking for a primary residence or an income-producing rental, this turnkey property fits the bill. Previously tenant-occupied and ready to continue as an investment or be called home. ;; 307-941-0585 | Keller Williams Realty Black Hills

Key facts

• 0.24 acre lot
• Built 1953
• Listed 65 days

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$200,613) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (35.2% below list).
• Recommended offer: $91k (35.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#25 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, commute D, amenities F.
• Weston County School District #1 (town): math 46% / reading 57% proficiency, ranked #23 of 41 in WY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 60 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Weston County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,784 (35.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 12.9

CMA / ARV

• ARV (median comp): $200,613
• List price: $140,000
• Delta: -30.21%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 6th Ave	0.53mi	3/1.5 (+1)	1,000 (-6%)	1mo	$170,000	$170	58

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-30,089
• Equity at exit: $20,874

10-year hold

• IRR: -16.5%
• Equity multiple: 0.08×
• Total profit: $-35,927
• Equity at exit: $12,105

Cash invested: $39,200 (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 82701

• Home prices YoY: -29.3%
• Active inventory: 60
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $-115

Break-even live

Break-even rent $1,054

Max offer price $119,658

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-76	+0% $-115	+5% $-155	+10% $-194
Rent	-10% $-187	-5% $-151	+0% $-115	+5% $-79	+10% $-43
Rate	-1.0pp $-45	-0.5pp $-80	base $-115	+0.5pp $-151	+1.0pp $-188

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $140,000 Active 66 DOM
2. 2026-06-18
   days on market $140,000 Active 65 DOM
3. 2026-06-17
   days on market $140,000 Active 64 DOM
4. 2026-06-16
   days on market $140,000 Active 63 DOM
5. 2026-06-15
   days on market $140,000 Active 62 DOM
6. 2026-06-14
   days on market $140,000 Active 60 DOM
7. 2026-06-12
   days on market $140,000 Active 59 DOM
8. 2026-06-09
   days on market $140,000 Active 56 DOM
9. 2026-06-08
   days on market $140,000 Active 55 DOM
10. 2026-06-07
    days on market $140,000 Active 54 DOM
11. 2026-06-05
    days on market $140,000 Active 51 DOM
12. 2026-06-03
    days on market $140,000 Active 50 DOM
13. 2026-06-02
    days on market $140,000 Active 49 DOM
14. 2026-06-01
    days on market $140,000 Active 48 DOM
15. 2026-05-31
    days on market $140,000 Active 47 DOM
16. 2026-05-30
    days on market $140,000 Active 46 DOM
17. 2026-04-14
    listed $140,000 Active 457-char remark

    Show marketing remark (457 chars)

    Welcome to 1000 Wood St -- a freshly remodeled 2-bed, 1-bath home with 1,060 sq ft on a spacious lot. Enjoy brand-new flooring, an updated kitchen, and a new pergola on the back deck -- all move-in ready. Whether you're looking for a primary residence or an income-producing rental, this turnkey property fits the bill. Previously tenant-occupied and ready to continue as an investment or be called home. ;; 307-941-0585 | Keller Williams Realty Black Hills

18. 2024-03-04
    listed $65,000 Active
19. 2022-12-15
    listed $120,000 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: $478 · $40/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$376/yr (+$31/mo · 78.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,894
• − Mortgage interest: −$7,842
• − Property taxes: −$478
• − Insurance: −$700
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$4,073
• Taxable loss: −$3,942
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $-436/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: Weston County School District #1
• NCES district ID: 5604830
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $53,016
• Composite: 44.28/100
• National rank: #2837
• State rank: #23 of 41 in WY

Livability — Newcastle

• Score: 71/100
• State rank: #25
• US rank: #6532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newcastle, WY
• Population (ZIP): 5,411

Population outlook (Weston County) Hauer SSP2

• Today (2025): 7,266 people
• By 2030: 7,244 · -0.3%
• By 2040: 7,060 · -2.8%
• By 2050: 6,822 · -6.1%
• By 2075: 6,485 · -10.7%
• By 2100: 5,512 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 3% Native American 3%
• Common ancestry: Slovak 3% Portuguese 3% Romanian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Weston

• 2024 margin: Solid R (+77.0) · D 10.8% · R 87.8% · Other 1.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -57.8pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+77.6 2016: R+78.1 2012: R+72.2 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.16%
• Current HPI: 150.2108
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+16.7% since first listed

3 events — show timeline

• 2026-04-14 Listed $140,000 NEWRA
• 2024-03-04 Listed $65,000 NEWRA
• 2022-12-15 Listed $120,000 NEWRA

Property tax history

-0.8%/yr

Latest (2025): $478 · -22.1% YoY. Source: county tax records.