232 Aspen St · Urie, WY 82937

$75,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 39 Days on market

Built 1981 10,019 sqft lot Est $54k · 40% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Large living area
• Fencing
• Primary suite

Tags

• LARGE LIVING AREA
• GENEROUS KITCHEN SPACE
• PRIMARY SUITE
• OVERSIZED BATHROOM
• OPEN WYOMING VIEWS
• FENCING

Property features AI

Finance

• Other: Annual tax amount reported (amount withheld from output per instructions)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Mobile/MFD detached
• Construction: Wood siding
• Exterior features: Lot approximately 0.23 acres

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Dryer; Refrigerator; Microwave; Range/Oven; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#45 in WY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Uinta County School District #4 (rural): math 55% / reading 54% proficiency, ranked #16 of 41 in WY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 54 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.25%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $53,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
774 County Road 241	0.72mi	3/2.0	1,428 (+12%)	23mo	$60,000	$42	28

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $18,241
• Equity at exit: $11,183

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $55,075
• Equity at exit: $6,485

Cash invested: $21,000 (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: 54
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $477

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 39 DOM
2. 2026-06-17
   days on market $75,000 Active 38 DOM
3. 2026-06-16
   days on market $75,000 Active 37 DOM
4. 2026-06-15
   days on market $75,000 Active 36 DOM
5. 2026-06-15
   days on market $75,000 Active 35 DOM
6. 2026-06-13
   days on market $75,000 Active 34 DOM
7. 2026-06-12
   days on market $75,000 Active 33 DOM
8. 2026-06-09
   days on market $75,000 Active 30 DOM
9. 2026-06-08
   days on market $75,000 Active 29 DOM
10. 2026-06-08
    days on market $75,000 Active 28 DOM
11. 2026-06-05
    days on market $75,000 Active 26 DOM
12. 2026-06-04
    days on market $75,000 Active 25 DOM
13. 2026-06-03
    days on market $75,000 Active 24 DOM
14. 2026-06-02
    days on market $75,000 Active 23 DOM
15. 2026-06-01
    days on market $75,000 Active 22 DOM
16. 2026-05-31
    days on market $75,000 Active 21 DOM
17. 2026-05-09
    listed $75,000 Active
18. 2021-03-04
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥85°F today · 19 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: $15,117
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,182
• Taxable income: $4,816
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $4,567/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 #4
• NCES district ID: 5604500
• Math proficiency: 55% ▼ -1.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $67,659
• Composite: 48.22/100
• National rank: #2166
• State rank: #16 of 41 in WY

Livability — Urie

• Score: 69/100
• State rank: #45
• US rank: #8742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Urie, 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

2 events — show timeline

• 2026-05-09 Listed $75,000 WMLS
• 2021-03-04 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $144 · -23.3% YoY. Source: county tax records.