314 W Sage St · Lyman, WY 82937

$99,000

3 bd · 2.0 ba · 1,428 sqft · Manufactured public records · 155 Days on market

Built 1974 0.25 ac lot Est $160k · 38% under ↓ 18% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Cul-de-sac location
• Permanent foundation
• Own land

Tags

• OWN LAND
• PERMANENT FOUNDATION
• CUL-DE-SAC LOCATION
• PEACEFUL NEIGHBORHOOD SETTING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential manufactured home; Manufactured attached
• Construction: Aluminum siding
• Exterior features: Wood fencing

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven
• Flooring: Laminate
• Heating & cooling: Forced Air heating; Has heating
• Interior features: Dishwasher; Refrigerator; Range; Oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.1% in Lyman — 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 82/100 on livability (#4 in WY, #1,119 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Uinta County School District #6 (rural): math 48% / reading 50% proficiency, ranked #25 of 41 in WY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 55 active listings in the ZIP; 50 units permitted in Uinta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Uinta County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.32% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.69%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $159,936
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 W Platts Dr	0.20mi	3/2.0	1,344 (-6%)	8mo	$150,000	$112	74
214 S Grant	0.23mi	3/2.0	1,280 (-10%)	9mo	$69,000	$54	64

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $11,427
• Equity at exit: $14,761

10-year hold

• IRR: 19.5%
• Equity multiple: 2.63×
• Total profit: $45,233
• Equity at exit: $8,560

Cash invested: $27,720 (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 82937

• Home prices YoY: -26.8%
• Active inventory: 55
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $432

Break-even live

Break-even rent $760

Max offer price $99,000

Occupancy floor 62%

Sensitivity live

Price	-10% $488	-5% $460	+0% $432	+5% $404	+10% $376
Rent	-10% $329	-5% $380	+0% $432	+5% $483	+10% $535
Rate	-1.0pp $482	-0.5pp $457	base $432	+0.5pp $406	+1.0pp $380

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $99,000 Active 155 DOM
2. 2026-06-18
   days on market $99,000 Active 153 DOM
3. 2026-06-17
   days on market $99,000 Active 152 DOM
4. 2026-06-16
   days on market $99,000 Active 151 DOM
5. 2026-06-15
   days on market $99,000 Active 150 DOM
6. 2026-06-15
   days on market $99,000 Active 149 DOM
7. 2026-06-13
   days on market $99,000 Active 148 DOM
8. 2026-06-12
   days on market $99,000 Active 147 DOM
9. 2026-06-09
   days on market $99,000 Active 144 DOM
10. 2026-06-08
    days on market $99,000 Active 143 DOM
11. 2026-06-08
    days on market $99,000 Active 142 DOM
12. 2026-06-05
    days on market $99,000 Active 140 DOM
13. 2026-06-04
    days on market $99,000 Active 139 DOM
14. 2026-06-03
    days on market $99,000 Active 138 DOM
15. 2026-06-02
    days on market $99,000 Active 137 DOM
16. 2026-06-01
    days on market $99,000 Active 136 DOM
17. 2026-05-31
    days on market $99,000 Active 135 DOM
18. 2026-04-28
    price $99,000
19. 2026-01-16
    listed $105,000 Active
20. 2025-04-24
    price $105,000
21. 2025-01-21
    price $110,000
22. 2024-12-14
    listed $120,428 Active
23. 2022-05-20
    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: $476 · $40/mo
• Projected year-2 tax: $604 · $50/mo
• Expected delta: +$127/yr (+$11/mo · 26.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥85°F today · 22 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: $15,675
• − Mortgage interest: −$5,546
• − Property taxes: −$476
• − Insurance: −$495
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$2,880
• Taxable income: $3,770
• Est. tax owed @ 24.0%: −$905
• After-tax cash flow: $4,277/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: Uinta County School District #6
• NCES district ID: 5604260
• Math proficiency: 48% ▼ -1.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $66,060
• Composite: 43.49/100
• National rank: #2997
• State rank: #25 of 41 in WY

Livability — Lyman

• Score: 82/100
• State rank: #4
• US rank: #1119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyman, WY
• Population (ZIP): 3,236

Population outlook (Uinta County) Hauer SSP2

• Today (2025): 19,871 people
• By 2030: 19,106 · -3.8%
• By 2040: 17,394 · -12.5%
• By 2050: 15,715 · -20.9%
• By 2075: 12,193 · -38.6%
• By 2100: 9,429 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 8% Portuguese 7% Serbian 6%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Uinta

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.1% · Other 1.6%
• 2008→2024 swing: -22.6pp toward R · 2008: -41.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+62.8 2016: R+61.5 2012: R+59.0 2008: R+41.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.90%
• Current HPI: 207.2569
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-17.8% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $99,000 WMLS
• 2026-01-16 Listed $105,000 WMLS
• 2025-04-24 Price Changed $105,000 WMLS
• 2025-01-21 Price Changed $110,000 WMLS
• 2024-12-14 Listed $120,428 WMLS
• 2022-05-20 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $476 · +71.7% YoY. Source: county tax records.