543 Riverbend Dr · Mountain View, WY 82939

$89,000

2 bd · 2.0 ba · 952 sqft · SingleFamily public records · 7 Days on market

Built 1981 1,742 sqft lot Est $95k · 7% under

---

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 +24.2/30.0
• ARV discount +10.4/15.0
• DSCR +7.8/10.0
• 1% rule +5.1/10.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Appreciation +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Priced to sell! Great investment and location. Within walking distance to the schools. 2 bedrooms and 1.5 baths. Detached garage with a covered breezeway. Recently re-roofed. Call Bobbi Dolezal, 307-747-5059 for more information or to schedule a showing.

Key facts

• Central location
• Updated bathrooms
• Fenced front yard

Tags

• UPDATED BATHROOMS
• FENCED FRONT YARD
• CENTRAL LOCATION

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Residential townhome/condominium; 2-story
• Construction: Vinyl siding
• Exterior features: Wood fencing; Asphalt roof

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Carpet; Laminate
• Heating & cooling: Electric heating
• Interior features: Refrigerator; Range; Oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $89k).

Location & tenants

• Location reads 77/100 on livability (#11 in WY, #2,919 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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: 17 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 (-2.7%/yr); year-one equity from $615 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.01% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $95,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 River Bend Dr Dr	0.01mi	2/1.5	952 (0%)	8mo	$85,000	$89	91
593 River Bend Drive Dr	0.04mi	2/1.5	952 (0%)	6mo	$95,000	$100	91

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,002
• Equity at exit: $14,539

10-year hold

• IRR: 7.0%
• Equity multiple: 1.55×
• Total profit: $13,636
• Equity at exit: $9,893

Cash invested: $24,920 (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 82939

• Home prices YoY: -0.9%
• Active inventory: 17
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $177

Break-even live

Break-even rent $674

Max offer price $89,000

Occupancy floor 75%

Sensitivity live

Price	-10% $227	-5% $202	+0% $177	+5% $152	+10% $126
Rent	-10% $106	-5% $141	+0% $177	+5% $212	+10% $248
Rate	-1.0pp $222	-0.5pp $199	base $177	+0.5pp $154	+1.0pp $130

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-09
   status $89,000 Pending 7 DOM
2. 2026-06-08
   days on market $89,000 Active 7 DOM
3. 2026-06-08
   days on market $89,000 Active 6 DOM
4. 2026-06-05
   days on market $89,000 Active 4 DOM
5. 2026-06-04
   days on market $89,000 Active 3 DOM
6. 2026-06-03
   days on market $89,000 Active 2 DOM
7. 2026-06-02
   listed $89,000 Active 1 DOM

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $543 · $45/mo
• Expected delta: +$198/yr (+$16/mo · 57.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 8 d/yr ≥85°F today · 21 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: $10,776
• − Mortgage interest: −$4,985
• − Property taxes: −$345
• − Insurance: −$445
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$2,589
• Taxable income: $687
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $1,957/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 — Mountain View

• Score: 77/100
• State rank: #11
• US rank: #2919

Category grades

Amenities F Commute F 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: Mountain View, WY
• Population (ZIP): 1,296

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 10% Slovak 9% Iranian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -2.68%
• Current HPI: 308.04
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+78.0% since first listed

5 events — show timeline

• 2026-06-01 Listed $89,000 WMLS
• 2021-04-16 Sold (MLS) — WMLS
• 2017-09-26 Listed $69,900 WMLS
• 2013-09-30 Listed $50,000 WMLS
• 1992-05-08 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $345 · -21.0% YoY. Source: county tax records.