26 Jonquil St · Casper, WY 82604

$530,000

2 bd · 1.0 ba · 4,012 sqft · MultiFamily public records · 39 Days on market

Built 1978 10,454 sqft lot

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Gorgeous golf course property! There are two units upstairs two bedroom one bathroom units, and two below grade units that are two bedroom one bedroom units. Each unit has their own individual gas forced air furnace. Each unit has updated windows in this building, a new roof was put on in spring on 2022. This property is located within feet of the PV Golf Course. There is a two bay garage that is attached to the property. Call Lisa for a personal showing 307-224-1523.

Key facts

• 0.24 acre lot
• Garage
• Built 1978

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Two-story building; Residential income property (four-plex / quadruplex)
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven; Garbage disposal
• Interior features: Dishwasher; Refrigerator; Range; Oven; Garbage disposal

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $530k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive. Per door: $222/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $502k (5.4% below list).
• Recommended offer: $502k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.0% in Casper — 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 78/100 on livability (#8 in WY, #2,629 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, health & safety F.
• Natrona County School District #1 (urban): math 44% / reading 52% proficiency, ranked #32 of 41 in WY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 203 active listings in the ZIP; solid renter incomes; 310 units permitted in Natrona County in 2024 (104 in 5+ unit buildings).
• At $5,015/mo this rent would consume 76% of the median local household income ($79k/yr) (locally 396% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Natrona County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($514k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $501,500 (5.4% 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 5% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.8

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-43,662
• Equity at exit: $79,025

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $15,932
• Equity at exit: $45,825

Cash invested: $148,400 (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 82604

• Active inventory: 203
• Price-to-rent: 26.4×

Monthly cashflow live

• Estimated rent: $5,015 medium
• Mortgage (P&I): −$2,779
• Tax from tax record: −$296 /mo · $3,557/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,053
• Net cashflow: $665

Break-even live

Break-even rent $4,173

Max offer price $530,000

Occupancy floor 82%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$5,016
Total (3 units)			$5,015

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-04
   status Pending
2. 2026-03-25
   listed $530,000 Active
3. 2022-08-04
   soldstatus
4. 2022-08-02
   soldstatus 472-char remark

   Show marketing remark (472 chars)

   Gorgeous golf course property! There are two units upstairs two bedroom one bathroom units, and two below grade units that are two bedroom one bedroom units. Each unit has their own individual gas forced air furnace. Each unit has updated windows in this building, a new roof was put on in spring on 2022. This property is located within feet of the PV Golf Course. There is a two bay garage that is attached to the property. Call Lisa for a personal showing 307-224-1523.

5. 2022-06-03
   listed $440,000 472-char remark

   Show marketing remark (472 chars)

   Gorgeous golf course property! There are two units upstairs two bedroom one bathroom units, and two below grade units that are two bedroom one bedroom units. Each unit has their own individual gas forced air furnace. Each unit has updated windows in this building, a new roof was put on in spring on 2022. This property is located within feet of the PV Golf Course. There is a two bay garage that is attached to the property. Call Lisa for a personal showing 307-224-1523.

ⓘ 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: $3,557 · $296/mo
• Projected year-2 tax: $3,557 · $296/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 5 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,180
• − Mortgage interest: −$29,688
• − Property taxes: −$3,557
• − Insurance: −$2,650
• − Repairs & maintenance: −$4,814
• − Management: −$4,814
• − Depreciation: −$15,418
• Taxable loss: −$762
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $8,166/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: Natrona County School District #1
• NCES district ID: 5604510
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $55,217
• Composite: 41.6/100
• National rank: #3437
• State rank: #32 of 41 in WY

Livability — Casper

• Score: 78/100
• State rank: #8
• US rank: #2629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casper, WY
• County: Natrona County · 72,922 people
• City population: 72,922
• Metro: Casper, WY
• Population (ZIP): 27,487
• Household income: $79,118
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 396.0

Population outlook (Natrona County) Hauer SSP2

• Today (2025): 98,530 people
• By 2030: 107,084 · +8.7%
• By 2040: 124,838 · +26.7%
• By 2050: 143,617 · +45.8%
• By 2075: 192,378 · +95.2%
• By 2100: 228,435 · +131.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada, China, Guatemala
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Natrona

• 2024 margin: Solid R (+48.6) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -34.4pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+47.6 2016: R+52.2 2012: R+41.1 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.49%
• Current HPI: 180.7072
• Rent YoY: —
• Metro: Casper, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+20.5% since first listed

5 events — show timeline

• 2026-05-04 Pending — WMLS
• 2026-03-25 Listed $530,000 WMLS
• 2022-08-04 Sold (Public Records) — Public Records
• 2022-08-02 Sold (MLS) — WMLS
• 2022-06-03 Listed $440,000 WMLS

Property tax history

+6.7%/yr

Latest (2025): $3,557 · +13.3% YoY. Source: county tax records.