353 Virginia Cir · Green River, WY 82935

$180,000

3 bd · 2.0 ba · 1,940 sqft · SingleFamily public records · 105 Days on market

Built 1904 6,534 sqft lot $93/sqft · 18% below area Est $230k · 22% 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 +9.6/30.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The second you pull up to this 1904 Craftsman-style home you see the potential. The home is located in Virginia Circle with an amazing views off of the covered front or patio off the back/side. When walking into the home you notice the hard wood floors and natural light throughout the main level. Kitchen has been freshly painted to give even more brightness to the main level. Main level has Two large bedrooms and a main bathroom with Persian brown tub and sink, antique medicine cabinet, and glass block window. Large living room with brick fireplace and vintage chandelier. Basement has family room, non-conforming bedroom with 2 closets and a full bathroom with new shower insert yet continuing with unique style of home. Basement also has a large laundry room with a washer/dryer, freezer and large utility sink. When you walk aroung the home you will find mature trees, lilacs, a detached care port and cement patio to enjoy mornings or evenings. Seller is also willing to do a rent to own. Call Sonya Riskus @307-389-4584 for your own private showing.

Key facts

• Hard wood floors
• Craftsman style home
• Persian brown tub

Tags

• CRAFTSMAN STYLE HOME
• HARD WOOD FLOORS
• NATURAL LIGHT
• FRESHLY PAINTED KITCHEN
• PERSIAN BROWN TUB
• ANTIQUE MEDICINE CABINET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (30.7% below list).
• Recommended offer: $125k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Zoned schools: Lincoln Middle School (math 59% / reading 58%, grade B, #21 of 55 statewide, top 39%, 557 students, 27% FRL).
• 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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,773 (30.7% 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 105 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1904 — 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. 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?
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: 0.69% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 12.0

CMA / ARV

• ARV (median comp): $229,786
• List price: $180,000
• Delta: -21.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 N 5th West St	0.55mi	3/2.0	1,924 (-1%)	8mo	$209,900	$109	66
84 S 4th West St	0.57mi	3/1.0	1,932 (-0%)	4mo	$275,000	$142	66
240 S 5th East	0.51mi	3/2.0	1,872 (-4%)	8mo	$276,000	$147	64
500 S 5th East St	0.62mi	3/2.0	2,002 (+3%)	3mo	$359,900	$180	63
485 E 3rd South St	0.47mi	4/2.0 (+1)	1,762 (-9%)	10mo	$214,900	$122	49
655 Memory Ln	0.58mi	4/2.5 (+1)	2,018 (+4%)	12mo	$540,000	$268	49
457 West Flaming Gorge Way	0.52mi	3/1.0	1,824 (-6%)	16mo	$215,000	$118	48
20 W 3rd N	0.18mi	2/2.0 (-1)	1,656 (-15%)	18mo	$224,900	$136	47
78 W Railroad Ave	0.31mi	3/4.0	2,200 (+13%)	11mo	$395,000	$180	46
210 Cedar Cir	0.74mi	3/2.0	1,952 (+1%)	23mo	$274,000	$140	45
639 W 2nd North	0.63mi	4/2.0 (+1)	1,896 (-2%)	20mo	$229,000	$121	45
780 W 3rd North St	0.72mi	3/1.2	2,184 (+13%)	19mo	$225,000	$103	27

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-36,987
• Equity at exit: $26,839

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-42,456
• 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: 12.0×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$89 /mo · $1,062/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-122

Break-even live

Break-even rent $1,402

Max offer price $158,493

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-71	+0% $-122	+5% $-173	+10% $-224
Rent	-10% $-220	-5% $-171	+0% $-122	+5% $-72	+10% $-23
Rate	-1.0pp $-31	-0.5pp $-76	base $-122	+0.5pp $-168	+1.0pp $-216

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: —

Listing history 30 events

1. 2026-06-19
   days on market $180,000 Active 105 DOM
2. 2026-06-18
   days on market $180,000 Active 104 DOM
3. 2026-06-17
   days on market $180,000 Active 103 DOM
4. 2026-06-16
   days on market $180,000 Active 102 DOM
5. 2026-06-15
   days on market $180,000 Active 101 DOM
6. 2026-06-14
   days on market $180,000 Active 99 DOM
7. 2026-06-12
   days on market $180,000 Active 98 DOM
8. 2026-06-09
   days on market $180,000 Active 95 DOM
9. 2026-06-08
   days on market $180,000 Active 94 DOM
10. 2026-06-07
    days on market $180,000 Active 93 DOM
11. 2026-06-05
    days on market $180,000 Active 90 DOM
12. 2026-06-03
    days on market $180,000 Active 89 DOM
13. 2026-06-02
    days on market $180,000 Active 88 DOM
14. 2026-06-01
    days on market $180,000 Active 87 DOM
15. 2026-05-31
    days on market $180,000 Active 86 DOM
16. 2026-05-30
    days on market $180,000 Active 85 DOM
17. 2026-03-12
    status Active 1061-char remark

    Show marketing remark (1061 chars)

    The second you pull up to this 1904 Craftsman-style home you see the potential. The home is located in Virginia Circle with an amazing views off of the covered front or patio off the back/side. When walking into the home you notice the hard wood floors and natural light throughout the main level. Kitchen has been freshly painted to give even more brightness to the main level. Main level has Two large bedrooms and a main bathroom with Persian brown tub and sink, antique medicine cabinet, and glass block window. Large living room with brick fireplace and vintage chandelier. Basement has family room, non-conforming bedroom with 2 closets and a full bathroom with new shower insert yet continuing with unique style of home. Basement also has a large laundry room with a washer/dryer, freezer and large utility sink. When you walk aroung the home you will find mature trees, lilacs, a detached care port and cement patio to enjoy mornings or evenings. Seller is also willing to do a rent to own. Call Sonya Riskus @307-389-4584 for your own private showing.

18. 2026-03-05
    status Pending 1061-char remark

    Show marketing remark (1061 chars)

    The second you pull up to this 1904 Craftsman-style home you see the potential. The home is located in Virginia Circle with an amazing views off of the covered front or patio off the back/side. When walking into the home you notice the hard wood floors and natural light throughout the main level. Kitchen has been freshly painted to give even more brightness to the main level. Main level has Two large bedrooms and a main bathroom with Persian brown tub and sink, antique medicine cabinet, and glass block window. Large living room with brick fireplace and vintage chandelier. Basement has family room, non-conforming bedroom with 2 closets and a full bathroom with new shower insert yet continuing with unique style of home. Basement also has a large laundry room with a washer/dryer, freezer and large utility sink. When you walk aroung the home you will find mature trees, lilacs, a detached care port and cement patio to enjoy mornings or evenings. Seller is also willing to do a rent to own. Call Sonya Riskus @307-389-4584 for your own private showing.

19. 2026-02-27
    listed $180,000 Active 1061-char remark

    Show marketing remark (1061 chars)

    The second you pull up to this 1904 Craftsman-style home you see the potential. The home is located in Virginia Circle with an amazing views off of the covered front or patio off the back/side. When walking into the home you notice the hard wood floors and natural light throughout the main level. Kitchen has been freshly painted to give even more brightness to the main level. Main level has Two large bedrooms and a main bathroom with Persian brown tub and sink, antique medicine cabinet, and glass block window. Large living room with brick fireplace and vintage chandelier. Basement has family room, non-conforming bedroom with 2 closets and a full bathroom with new shower insert yet continuing with unique style of home. Basement also has a large laundry room with a washer/dryer, freezer and large utility sink. When you walk aroung the home you will find mature trees, lilacs, a detached care port and cement patio to enjoy mornings or evenings. Seller is also willing to do a rent to own. Call Sonya Riskus @307-389-4584 for your own private showing.

20. 2025-12-04
    status Active
21. 2025-11-25
    status Pending
22. 2025-10-27
    price $175,000
23. 2025-09-29
    price $199,900
24. 2025-08-04
    listed $239,900 Active
25. 2022-06-15
    soldstatus
26. 2022-06-15
    soldstatus
27. 2022-05-26
    listed $185,000
28. 2016-06-20
    soldstatus
29. 2016-06-10
    soldstatus
30. 2016-01-04
    listed $149,900

ⓘ 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: $1,062 · $89/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$36/yr (+$3/mo · 3.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°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: $14,973
• − Mortgage interest: −$10,083
• − Property taxes: −$1,062
• − Insurance: −$900
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$5,236
• Taxable loss: −$4,704
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $-332/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

+20.1% since first listed

14 events — show timeline

• 2026-03-12 Relisted — WMLS
• 2026-03-05 Pending — WMLS
• 2026-02-27 Listed $180,000 WMLS
• 2025-12-04 Relisted — WMLS
• 2025-11-25 Pending — WMLS
• 2025-10-27 Price Changed $175,000 WMLS
• 2025-09-29 Price Changed $199,900 WMLS
• 2025-08-04 Listed $239,900 WMLS
• 2022-06-15 Sold (Public Records) — Public Records
• 2022-06-15 Sold (MLS) — WMLS
• 2022-05-26 Listed $185,000 WMLS
• 2016-06-20 Sold (Public Records) — Public Records
• 2016-06-10 Sold (MLS) — WMLS
• 2016-01-04 Listed $149,900 WMLS

Property tax history

+3.1%/yr

Latest (2025): $1,062 · -24.4% YoY. Source: county tax records.