1909 E D St. St · Torrington, WY 82201

$137,600

2 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 80 Days on market

Built 1951 6,970 sqft lot Est $177k · 22% under ↓ 30% since listing

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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 +12.5/30.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice clean 4 bedroom, 2 bath house. Solid oak floors through out upstairs. Built in china hutch. Nice big picture window in living room. New plumbing. Updated bathroom downstairs. 18 x 24 attached garage with a 10 x 7 door with opener. Has manual underground sprinklers. 9 x 12 metal storage shed.

Key facts

• Heart of torrington
• Close to schools
• Ranch style home

Tags

• RANCH STYLE HOME
• HEART OF TORRINGTON
• CLOSE TO DOWNTOWN
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Brick and vinyl siding; Composition roof
• Exterior features: Shed(s)

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Flooring: Hardwood
• Heating & cooling: Forced air heating
• Interior features: Full basement; Covered patio
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $-21 ($-250/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (23.3% below list).
• Recommended offer: $106k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% in Torrington — 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 67/100 on livability (#66 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, crime D+.
• Goshen County School District #1 (town): math 45% / reading 57% proficiency, ranked #28 of 41 in WY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 81 active listings in the ZIP; 3 units permitted in Goshen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $951 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Goshen County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $34k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,563 (23.3% 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 80 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — 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. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $177,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2210 E E St	0.21mi	2/1.0	1,568 (-1%)	1mo	$175,000	$112	86
1941 E B St	0.13mi	3/2.0 (+1)	1,632 (+3%)	4mo	$159,999	$98	79
2142 E F St	0.21mi	2/1.8	1,432 (-10%)	7mo	$189,000	$132	68
1818 East J St	0.36mi	3/2.0 (+1)	1,550 (-2%)	8mo	$300,000	$194	66
1582 W A St	0.39mi	2/1.0	1,520 (-4%)	10mo	$58,000	$38	65
418 W 15th Ave	0.60mi	2/1.0	1,569 (-1%)	9mo	$160,000	$102	61
526 E 25th Ave	0.40mi	3/2.0 (+1)	1,505 (-5%)	12mo	$169,000	$112	56
2542 E B St	0.48mi	3/2.0 (+1)	1,728 (+9%)	2mo	$240,000	$139	54
2433 W B St	0.56mi	2/1.0	1,697 (+7%)	8mo	$185,000	$109	54
1710 West C Street St	0.54mi	2/1.0	1,448 (-9%)	12mo	$129,000	$89	49
2534 W A Street St	0.58mi	3/2.0 (+1)	1,772 (+12%)	3mo	$225,000	$127	44
2225 W D St	0.61mi	3/1.8 (+1)	1,368 (-14%)	2mo	$144,000	$105	42

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-23,669
• Equity at exit: $20,517

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-22,497
• Equity at exit: $11,897

Cash invested: $38,528 (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 82201

• Active inventory: 81
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$722
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-21

Break-even live

Break-even rent $1,082

Max offer price $133,914

Occupancy floor 97%

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: $34,400
• Closing costs: $4,128
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-02
   status Pending
2. 2026-03-31
   price $137,600
3. 2026-02-11
   listed $172,000 Active
4. 2024-01-08
   soldstatus Closed 297-char remark

   Show marketing remark (297 chars)

   Nice clean 4 bedroom, 2 bath house. Solid oak floors through out upstairs. Built in china hutch. Nice big picture window in living room. New plumbing. Updated bathroom downstairs. 18 x 24 attached garage with a 10 x 7 door with opener. Has manual underground sprinklers. 9 x 12 metal storage shed.

5. 2024-01-05
   soldstatus
6. 2023-11-18
   status Pending 297-char remark

   Show marketing remark (297 chars)

   Nice clean 4 bedroom, 2 bath house. Solid oak floors through out upstairs. Built in china hutch. Nice big picture window in living room. New plumbing. Updated bathroom downstairs. 18 x 24 attached garage with a 10 x 7 door with opener. Has manual underground sprinklers. 9 x 12 metal storage shed.

7. 2023-11-13
   listed $195,500 Active 297-char remark

   Show marketing remark (297 chars)

   Nice clean 4 bedroom, 2 bath house. Solid oak floors through out upstairs. Built in china hutch. Nice big picture window in living room. New plumbing. Updated bathroom downstairs. 18 x 24 attached garage with a 10 x 7 door with opener. Has manual underground sprinklers. 9 x 12 metal storage shed.

8. 2022-12-05
   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: $911 · $76/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,668
• − Mortgage interest: −$7,708
• − Property taxes: −$911
• − Insurance: −$688
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$4,003
• Taxable loss: −$2,669
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $390/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: Goshen County School District #1
• NCES district ID: 5602990
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $44,003
• Composite: 43.0/100
• National rank: #3106
• State rank: #28 of 41 in WY

Livability — Torrington

• Score: 67/100
• State rank: #66
• US rank: #11066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrington, WY
• City population: 9,667
• Population (ZIP): 6,615

Population outlook (Goshen County) Hauer SSP2

• Today (2025): 14,178 people
• By 2030: 14,461 · +2.0%
• By 2040: 15,052 · +6.2%
• By 2050: 15,857 · +11.8%
• By 2075: 18,921 · +33.5%
• By 2100: 21,342 · +50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 7% Iranian 2% German 2%
• Foreign-born: 0%
• Languages at home: 92% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Goshen

• 2024 margin: Solid R (+60.9) · D 18.9% · R 79.8% · Other 1.4%
• 2008→2024 swing: -25.2pp toward R · 2008: -35.7pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+58.9 2016: R+61.2 2012: R+47.2 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.60%
• Current HPI: 179.2911
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-29.6% since first listed

8 events — show timeline

• 2026-05-02 Pending — WMLS
• 2026-03-31 Price Changed $137,600 WMLS
• 2026-02-11 Listed $172,000 WMLS
• 2024-01-08 Sold (MLS) — WMLS
• 2024-01-05 Sold (Public Records) — Public Records
• 2023-11-18 Pending — WMLS
• 2023-11-13 Listed $195,500 WMLS
• 2022-12-05 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $911 · -16.6% YoY. Source: county tax records.