433 Eugene St · Lander, WY 82520

$115,000

1 bd · 1.0 ba · 450 sqft · SingleFamily · 20 Days on market

Built 1960 4,792 sqft lot $256/sqft · 51% below area

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Key facts

• 866 sq ft lot
• Mature neighborhood
• 4

Tags

• 4
• 866 SQ FT LOT
• LUSH WITH TREES
• MATURE NEIGHBORHOOD
• WELL-MAINTAINED
• STAINLESS-STEEL REFRIGERATOR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home (manufactured detached)
• Construction: Aluminum siding
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Laminate
• Heating & cooling: Forced air heating
• Interior features: Refrigerator; Range; Oven; Washer; Laminate flooring
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-58 ($-699/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (31.9% below list).
• Recommended offer: $78k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 1.4% in Lander — 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 77/100 on livability (#10 in WY, #2,875 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: commute C-, amenities F.
• Fremont County School District # 1 (town): math 46% / reading 54% proficiency, ranked #26 of 41 in WY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gannett Peak Elementary (math 57% / reading 57%, grade C+, #54 of 151 statewide, top 39%, 430 students, 27% FRL); Lander Middle School (math 37% / reading 49%, grade D-, #46 of 55 statewide, top 85%, 406 students, 28% FRL); Lander Valley High School (math 49% / reading 59%, grade C-, #24 of 75 statewide, top 35%, 599 students, 25% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 101 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 $795 of loan paydown is wiped out by about $3k 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

• It's been on market 20 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,364 (31.9% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.68% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 12.2

CMA / ARV

• ARV (median comp): $235,357
• List price: $115,000
• Delta: -51.14%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
667 Main St	0.38mi	1/1.0	475 (+6%)	20mo	$225,000	$474	56

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-22,404
• Equity at exit: $17,147

10-year hold

• IRR: -13.1%
• Equity multiple: 0.24×
• Total profit: $-24,530
• Equity at exit: $9,943

Cash invested: $32,200 (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 82520

• Active inventory: 101
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $784 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $-58

Break-even live

Break-even rent $857

Max offer price $104,713

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-26	+0% $-58	+5% $-91	+10% $-123
Rent	-10% $-120	-5% $-89	+0% $-58	+5% $-27	+10% $4
Rate	-1.0pp $0	-0.5pp $-29	base $-58	+0.5pp $-88	+1.0pp $-118

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 671-char remark
2. 2026-04-28
   listed $115,000 Active 671-char remark
3. 2024-11-20
   soldstatus Closed
4. 2024-11-08
   historical
5. 2024-11-05
   listed $65,000

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $702 · $58/mo
• Expected delta: +$386/yr (+$32/mo · 122.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 43% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,404
• − Mortgage interest: −$6,442
• − Property taxes: −$316
• − Insurance: −$575
• − Repairs & maintenance: −$752
• − Management: −$752
• − Depreciation: −$3,345
• Taxable loss: −$2,779
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $-32/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 # 1
• NCES district ID: 5602870
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $55,401
• Composite: 43.27/100
• National rank: #3048
• State rank: #26 of 41 in WY

Livability — Lander

• Score: 77/100
• State rank: #10
• US rank: #2875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lander, WY
• Population (ZIP): 13,385

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 (73%)
• Race & ethnicity: White 73% Native American 18% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 5% Iranian 3% English 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 2% German/W. Germanic 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: ▼ -231.58%
• Current HPI: 194.2272
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+76.9% since first listed

6 events — show timeline

• 2026-06-02 Sold (MLS) — WMLS
• 2026-05-18 Pending — WMLS
• 2026-04-28 Listed $115,000 WMLS
• 2024-11-20 Sold (MLS) — WMLS
• 2024-11-08 Delisted — WMLS
• 2024-11-05 Listed $65,000 WMLS

Property tax history

-1.2%/yr

Latest (2025): $316 · -22.3% YoY. Source: county tax records.