1228 Main St · Reliance, WY 82943

$120,000

5 bd · 1.0 ba · 3,976 sqft · SingleFamily public records · 26 Days on market

Built 1910

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Why this score? — see what drove the B 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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +7.0/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Key facts

• New duct work
• New copper piping
• Built 1910

Tags

• NEWER HOT WATER HEATERS
• NEW DUCT WORK
• NEW COPPER PIPING
• PLUMBING FOR 3 WASHERS
• SEPARATE 2 BEDROOM APARTMENT
• PLUMBING FOR BATHROOM

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 39/100 on livability (#177 in WY) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Sweetwater County School District #1 (town): math 44% / reading 49% proficiency, ranked #31 of 41 in WY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 47 units permitted in Sweetwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $5k appreciation (3.9% local appreciation)).
• Sweetwater County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.38×
• Total profit: $46,350
• Equity at exit: $60,288

10-year hold

• IRR: 23.3%
• Equity multiple: 4.62×
• Total profit: $121,534
• Equity at exit: $98,166

Cash invested: $33,600 (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 82943

• Home prices YoY: 3.0%
• Active inventory: 1
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $408

Break-even live

Break-even rent $963

Max offer price $120,000

Occupancy floor 67%

Sensitivity live

Price	-10% $476	-5% $442	+0% $408	+5% $374	+10% $340
Rent	-10% $291	-5% $349	+0% $408	+5% $466	+10% $525
Rate	-1.0pp $468	-0.5pp $438	base $408	+0.5pp $377	+1.0pp $345

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $120,000 Active 26 DOM
2. 2026-06-19
   days on market $120,000 Active 24 DOM
3. 2026-06-18
   days on market $120,000 Active 23 DOM
4. 2026-06-17
   days on market $120,000 Active 22 DOM
5. 2026-06-16
   pricedays on market $120,000 Active 21 DOM
6. 2026-06-15
   days on market $160,000 Active 20 DOM
7. 2026-06-14
   days on market $160,000 Active 18 DOM
8. 2026-06-12
   days on market $160,000 Active 17 DOM
9. 2026-06-09
   days on market $160,000 Active 14 DOM
10. 2026-06-08
    days on market $160,000 Active 13 DOM
11. 2026-06-07
    days on market $160,000 Active 12 DOM
12. 2026-06-05
    days on market $160,000 Active 9 DOM
13. 2026-06-02
    days on market $160,000 Active 7 DOM
14. 2026-06-01
    days on market $160,000 Active 6 DOM
15. 2026-05-31
    days on market $160,000 Active 5 DOM
16. 2026-05-30
    days on market $160,000 Active 4 DOM
17. 2026-05-26
    listed $160,000 Active
18. 2025-12-04
    soldstatus
19. 2025-12-04
    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: $982 · $82/mo
• Projected year-2 tax: $982 · $82/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 18 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: $17,753
• − Mortgage interest: −$6,722
• − Property taxes: −$982
• − Insurance: −$600
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$3,491
• Taxable income: $3,118
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $4,143/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: Sweetwater County School District #1
• NCES district ID: 5605302
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $68,679
• Composite: 41.66/100
• National rank: #3422
• State rank: #31 of 41 in WY

Livability — Reliance

• Score: 39/100
• State rank: #177
• US rank: #27347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reliance, WY
• Population (ZIP): 96

Population outlook (Sweetwater County) Hauer SSP2

• Today (2025): 48,212 people
• By 2030: 49,664 · +3.0%
• By 2040: 51,984 · +7.8%
• By 2050: 54,005 · +12.0%
• By 2075: 57,684 · +19.6%
• By 2100: 57,857 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 17%

Political lean MEDSL · Sweetwater

• 2024 margin: Solid R (+53.2) · D 22.5% · R 75.7% · Other 1.8%
• 2008→2024 swing: -25.7pp toward R · 2008: -27.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+50.6 2016: R+53.5 2012: R+39.7 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.92%
• Current HPI: 132.3747
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-26 Listed $160,000 FSBO.com
• 2025-12-04 Sold (Public Records) — Public Records
• 2025-12-04 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $982 · -24.3% YoY. Source: county tax records.