1021 E Roosevelt Ave · Riverton, WY 82501

$134,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 14 Days on market

Built 1940 4,356 sqft lot Est $142k · at est.

---

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 +16.0/30.0
• ARV discount +9.6/15.0
• DSCR +4.9/10.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Price! 3 Bedroom, 1 bath home. Newer gas furnace. Newer roof. Alley access, off street parking. Great rental property. Call Spencer to see this home today. 851-6885

Key facts

• Alley access
• Low-maintenance
• Wrap-around deck

Tags

• WRAP-AROUND DECK
• BRAND-NEW APPLIANCES
• BRAND-NEW ELECTRICAL PANEL
• ALLEY ACCESS
• LOW-MAINTENANCE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Deck; Chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher, Refrigerator, Microwave, Range/Oven
• Flooring: Carpet; Laminate; Vinyl
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Dishwasher, Refrigerator, Microwave, Range/Oven; Crawl space basement
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $66 ($789/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 $110k (18.2% below list).
• Recommended offer: $110k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: crime F, amenities F, commute 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.
• Zoned schools: Rendezvous Elementary (math 54% / reading 54%, grade C, #75 of 151 statewide, top 50%, 380 students, 50% FRL); Riverton Middle School (math 32% / reading 49%, grade F, #52 of 55 statewide, top 94%, 541 students, 44% FRL); Riverton High School (math 30% / reading 44%, grade F, #56 of 75 statewide, top 76%, 776 students, 35% FRL).
• Market conditions: 190 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,404 (18.2% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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. 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?
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: 0.82% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $141,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 N 12th St E	0.02mi	2/1.0	800 (0%)	0mo	$125,000	$156	99
1011 E Lincoln Ave	0.08mi	2/1.0	768 (-4%)	11mo	$155,000	$202	80
1105 E Main St	0.33mi	2/1.0	818 (+2%)	2mo	$130,000	$159	80
211 N 10th St E	0.22mi	2/1.0	768 (-4%)	4mo	$136,000	$177	80
1008 E Lincoln Ave	0.07mi	2/1.0	800 (0%)	23mo	$175,000	$219	78
1314 E Fremont Ave	0.26mi	2/1.0	840 (+5%)	7mo	$170,000	$202	74
619 E Lincoln Ave	0.32mi	2/1.0	780 (-2%)	21mo	$169,000	$217	63
1214 Pinecrest St	0.56mi	2/1.0	832 (+4%)	8mo	$53,000	$64	60
216 S 11th St E	0.42mi	1/1.0 (-1)	680 (-15%)	14mo	$115,000	$169	39

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-17,733
• Equity at exit: $20,114

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-10,296
• Equity at exit: $11,664

Cash invested: $37,772 (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: 190
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $66

Break-even live

Break-even rent $1,021

Max offer price $134,900

Occupancy floor 89%

Sensitivity live

Price	-10% $142	-5% $104	+0% $66	+5% $28	+10% $-11
Rent	-10% $-21	-5% $22	+0% $66	+5% $109	+10% $153
Rate	-1.0pp $134	-0.5pp $100	base $66	+0.5pp $31	+1.0pp $-5

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-22
   days on market $134,900 Active 14 DOM
2. 2026-06-21
   days on market $134,900 Active 13 DOM
3. 2026-06-19
   days on market $134,900 Active 11 DOM
4. 2026-06-18
   days on market $134,900 Active 10 DOM
5. 2026-06-17
   days on market $134,900 Active 9 DOM
6. 2026-06-16
   days on market $134,900 Active 8 DOM
7. 2026-06-15
   days on market $134,900 Active 7 DOM
8. 2026-06-14
   days on market $134,900 Active 5 DOM
9. 2026-06-12
   days on market $134,900 Active 4 DOM
10. 2026-06-09
    listed $134,900 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: $514 · $43/mo
• Projected year-2 tax: $823 · $69/mo
• Expected delta: +$309/yr (+$26/mo · 60.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 19 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: $13,248
• − Mortgage interest: −$7,556
• − Property taxes: −$514
• − Insurance: −$674
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,924
• Taxable loss: −$1,540
• Est. tax savings @ 24.0%: +$370
• After-tax cash flow: $1,159/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

• Census place: Riverton, WY
• 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

+88.7% since first listed

3 events — show timeline

• 2026-06-08 Listed $134,900 WMLS
• 2022-05-17 Sold (MLS) — WMLS
• 2021-11-18 Listed $71,500 WMLS

Property tax history

+0.4%/yr

Latest (2025): $514 · -19.8% YoY. Source: county tax records.