411 W 4th Ave · La Barge, WY 83123

$145,000

3 bd · 2.0 ba · 1,025 sqft · Manufactured public records · 59 Days on market

Built 1975 5,662 sqft lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Situated on the corner of 4th and Cedar in La Barge, this welcoming home offers small-town living just minutes from the Green River! With 3 bedrooms, 2 full bathrooms, and 1,025 square feet, the home features a comfortable, functional layout. Whether you're looking for a place to call your own or an opportunity to step into the market, this property offers both practicality and potential. Enjoy convenient access to local amenities, nearby river recreation, and expansive Wyoming landscapes. Live life wide open in a home that embraces the simplicity and freedom of Wyoming living. * Cash or private financing only *

Key facts

• 5,662 sq ft lot
• Built 1975
• Listed 59 days

Tags

• NEARBY RIVER RECREATION
• EXPANSIVE WYOMING LANDSCAPES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $-19 ($-233/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (26.8% below list).
• Recommended offer: $106k (26.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#102 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: employment C-, amenities F, commute F.
• Sublette County School District #9 (rural): math 50% / reading 51% proficiency, ranked #22 of 41 in WY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 21 active listings in the ZIP; 220 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Lincoln County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $106,096 (26.8% 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 59 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.40×
• Total profit: $16,157
• Equity at exit: $65,198

10-year hold

• IRR: 9.7%
• Equity multiple: 2.46×
• Total profit: $59,174
• Equity at exit: $100,478

Cash invested: $40,600 (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 83123

• Active inventory: 21
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-19

Break-even live

Break-even rent $1,086

Max offer price $141,567

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 59 DOM
2. 2026-06-17
   days on market $145,000 Active 58 DOM
3. 2026-06-16
   days on market $145,000 Active 57 DOM
4. 2026-06-15
   days on market $145,000 Active 56 DOM
5. 2026-06-15
   days on market $145,000 Active 55 DOM
6. 2026-06-13
   days on market $145,000 Active 54 DOM
7. 2026-06-12
   days on market $145,000 Active 53 DOM
8. 2026-06-09
   days on market $145,000 Active 50 DOM
9. 2026-06-08
   days on market $145,000 Active 49 DOM
10. 2026-06-08
    days on market $145,000 Active 48 DOM
11. 2026-06-05
    days on market $145,000 Active 46 DOM
12. 2026-06-04
    days on market $145,000 Active 45 DOM
13. 2026-06-03
    days on market $145,000 Active 44 DOM
14. 2026-06-02
    days on market $145,000 Active 43 DOM
15. 2026-06-01
    days on market $145,000 Active 42 DOM
16. 2026-05-31
    days on market $145,000 Active 41 DOM
17. 2026-04-16
    listed $145,000 Active 622-char remark

    Show marketing remark (622 chars)

    Situated on the corner of 4th and Cedar in La Barge, this welcoming home offers small-town living just minutes from the Green River! With 3 bedrooms, 2 full bathrooms, and 1,025 square feet, the home features a comfortable, functional layout. Whether you're looking for a place to call your own or an opportunity to step into the market, this property offers both practicality and potential. Enjoy convenient access to local amenities, nearby river recreation, and expansive Wyoming landscapes. Live life wide open in a home that embraces the simplicity and freedom of Wyoming living. * Cash or private financing only *

18. 2021-03-17
    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: $441 · $37/mo
• Projected year-2 tax: $884 · $74/mo
• Expected delta: +$443/yr (+$37/mo · 100.4%)

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

Taxation est. · year 1

• Rental income: $12,732
• − Mortgage interest: −$8,122
• − Property taxes: −$441
• − Insurance: −$725
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$4,218
• Taxable loss: −$2,812
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $442/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: Sublette County School District #9
• NCES district ID: 5601260
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $66,891
• Composite: 44.82/100
• National rank: #2738
• State rank: #22 of 41 in WY

Livability — La Barge

• Score: 62/100
• State rank: #102
• US rank: #16751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Barge, WY
• Population (ZIP): 594

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 19,890 people
• By 2030: 20,275 · +1.9%
• By 2040: 20,691 · +4.0%
• By 2050: 20,640 · +3.8%
• By 2075: 20,008 · +0.6%
• By 2100: 18,122 · -8.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Slovak 21% Scotch-Irish 9% Lithuanian 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+68.3) · D 15.1% · R 83.5% · Other 1.4%
• 2008→2024 swing: -13.9pp toward R · 2008: -54.4pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+68.2 2016: R+67.6 2012: R+68.3 2008: R+54.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-16 Listed $145,000 TBOR
• 2021-03-17 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $441 · -20.4% YoY. Source: county tax records.