1017 Trona Ct · Hanna, WY 82327

$175,000

3 bd · 3.0 ba · 1,896 sqft · SingleFamily public records · 3 Days on market

Built 1979 0.26 ac lot

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Extra parking
• Shed
• Fenced yard

Tags

• EXPANSIVE VIEW
• NEWER PELLET STOVE
• FIREPLACE
• FENCED YARD
• EXTRA PARKING
• SHED

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Exterior features: Porch; Chain link fencing; Shed(s); Property has a view; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Range / Oven; Microwave; Refrigerator
• Flooring: Tile; Vinyl
• Heating & cooling: Baseboard heating
• Interior features: Two fireplaces; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $14 ($170/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 $133k (23.9% below list).
• Recommended offer: $133k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#61 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Carbon County School District #2 (rural): math 48% / reading 57% proficiency, ranked #21 of 41 in WY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 40 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.0% local appreciation)).
• Carbon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,104 (23.9% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.76% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.85×
• Total profit: $41,626
• Equity at exit: $99,675

10-year hold

• IRR: 14.1%
• Equity multiple: 3.55×
• Total profit: $124,706
• Equity at exit: $172,444

Cash invested: $49,000 (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 82327

• Home prices YoY: 3.0%
• Active inventory: 15
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $14

Break-even live

Break-even rent $1,313

Max offer price $175,000

Occupancy floor 94%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $175,000 Active 3 DOM
2. 2026-06-18
   days on market $175,000 Active 2 DOM
3. 2026-06-17
   listed $175,000 Active 1 DOM

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $1,068 · $89/mo
• Expected delta: +$507/yr (+$42/mo · 90.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥85°F today · 20 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: $15,972
• − Mortgage interest: −$9,803
• − Property taxes: −$561
• − Insurance: −$875
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$5,091
• Taxable loss: −$2,912
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $869/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: Carbon County School District #2
• NCES district ID: 5601700
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $50,806
• Composite: 44.9/100
• National rank: #2714
• State rank: #21 of 41 in WY

Livability — Hanna

• Score: 67/100
• State rank: #61
• US rank: #10532

Category grades

Amenities F Commute F 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: Hanna, WY
• Population (ZIP): 839

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 15,217 people
• By 2030: 14,977 · -1.6%
• By 2040: 14,430 · -5.2%
• By 2050: 14,381 · -5.5%
• By 2075: 14,566 · -4.3%
• By 2100: 13,729 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 18% Two or more races 10%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 9% Scotch-Irish 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+58.1) · D 20.1% · R 78.3% · Other 1.6%
• 2008→2024 swing: -29.0pp toward R · 2008: -29.1pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+53.8 2016: R+50.5 2012: R+31.6 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 173.1638
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+45.8% since first listed

6 events — show timeline

• 2026-06-17 Listed $175,000 WMLS
• 2020-12-18 Sold (MLS) — WMLS
• 2020-11-19 Listed $51,600 WMLS
• 2020-10-27 Sold (Public Records) — Public Records
• 2016-07-15 Listed $90,000 WMLS
• 2012-11-19 Listed $120,000 WMLS

Property tax history

+1.5%/yr

Latest (2025): $561 · -22.0% YoY. Source: county tax records.