500 Monroe Ave #25 Ave · Green River, WY 82935

$180,000

2 bd · 3.0 ba · 1,305 sqft · MultiFamily public records · 92 Days on market

Built 1980 436 sqft lot $138/sqft · 17% below area Est $224k · 20% under $175/mo HOA · 22% of rent

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• 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

Nice townhome. The entry level is living room, kitchen, and half bath. Upper level has two bedrooms and bath. One bedroom has walk-in closet. Lower level has two bedrooms, laundry, and 3/4 bath. To schedule a showing, call/text Irene Shiner @ Castle Rock Real Estate [phone]

Key facts

• Half bath
• Kitchen
• Walk-in closet

Tags

• LIVING ROOM
• KITCHEN
• HALF BATH
• WALK-IN CLOSET
• LAUNDRY
• 3/4 BATH

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.9% in Green River — 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 74/100 on livability (#19 in WY, #4,785 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Sweetwater County School District #2 (town): math 62% / reading 61% proficiency, ranked #6 of 41 in WY (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 75 active listings in the ZIP; 47 units permitted in Sweetwater County in 2024 (0 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.
• 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 + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.91%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $224,480
• List price: $180,000
• Delta: -19.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $10,761
• Equity at exit: $26,839

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $60,883
• Equity at exit: $15,563

Cash invested: $50,400 (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 82935

• Active inventory: 75
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $2,367 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$75
• HOA: −$175
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $626

Break-even live

Break-even rent $1,574

Max offer price $180,000

Occupancy floor 69%

Sensitivity live

Price	-10% $728	-5% $677	+0% $626	+5% $575	+10% $524
Rent	-10% $439	-5% $533	+0% $626	+5% $720	+10% $813
Rate	-1.0pp $717	-0.5pp $672	base $626	+0.5pp $580	+1.0pp $532

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	0.5	$1,578
1× unit	1	1	$789
Total (3 units)			$2,367

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 19 events

1. 2026-06-12
   statusdays on market $180,000 Pending 92 DOM
2. 2026-06-09
   days on market $180,000 Active 90 DOM
3. 2026-06-08
   days on market $180,000 Active 89 DOM
4. 2026-06-07
   days on market $180,000 Active 88 DOM
5. 2026-06-05
   days on market $180,000 Active 85 DOM
6. 2026-06-03
   days on market $180,000 Active 84 DOM
7. 2026-06-02
   days on market $180,000 Active 83 DOM
8. 2026-06-01
   days on market $180,000 Active 82 DOM
9. 2026-05-31
   days on market $180,000 Active 81 DOM
10. 2026-05-30
    days on market $180,000 Active 80 DOM
11. 2026-04-17
    price $180,000 280-char remark

    Show marketing remark (280 chars)

    Nice townhome. The entry level is living room, kitchen, and half bath. Upper level has two bedrooms and bath. One bedroom has walk-in closet. Lower level has two bedrooms, laundry, and 3/4 bath. To schedule a showing, call/text Irene Shiner @ Castle Rock Real Estate [phone]

12. 2026-03-10
    listed $185,000 Active 280-char remark

    Show marketing remark (280 chars)

    Nice townhome. The entry level is living room, kitchen, and half bath. Upper level has two bedrooms and bath. One bedroom has walk-in closet. Lower level has two bedrooms, laundry, and 3/4 bath. To schedule a showing, call/text Irene Shiner @ Castle Rock Real Estate [phone]

13. 2021-07-08
    soldstatus
14. 2020-11-06
    listed $128,000
15. 2018-09-26
    soldstatus
16. 2018-09-26
    soldstatus
17. 2017-08-30
    listed $130,000
18. 2015-07-31
    soldstatus
19. 2013-12-06
    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: $596 · $50/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$502/yr (+$42/mo · 84.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥88°F today · 19 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: $28,404
• − Mortgage interest: −$10,083
• − Property taxes: −$596
• − Insurance: −$900
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − HOA: −$2,100
• − Depreciation: −$5,236
• Taxable income: $4,945
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $6,330/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 #2
• NCES district ID: 5605762
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $69,339
• Composite: 54.18/100
• National rank: #1379
• State rank: #6 of 41 in WY

Livability — Green River

• Score: 74/100
• State rank: #19
• US rank: #4785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green River, WY
• Population (ZIP): 12,135

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Portuguese 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 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: ▼ -306.53%
• Current HPI: 158.3212
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+38.5% since first listed

9 events — show timeline

• 2026-04-17 Price Changed $180,000 WMLS
• 2026-03-10 Listed $185,000 WMLS
• 2021-07-08 Sold (Public Records) — Public Records
• 2020-11-06 Listed $128,000 WMLS
• 2018-09-26 Sold (Public Records) — Public Records
• 2018-09-26 Sold (MLS) — WMLS
• 2017-08-30 Listed $130,000 WMLS
• 2015-07-31 Sold (Public Records) — Public Records
• 2013-12-06 Sold (Public Records) — Public Records

Property tax history

-2.7%/yr

Latest (2025): $596 · -22.5% YoY. Source: county tax records.