2967 W A St · Torrington, WY 82240

$175,000

2 bd · 2.0 ba · 2,340 sqft · SingleFamily public records · 53 Days on market

Built 1964 10,498 sqft lot Est $257k · 32% under ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +6.2/30.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Key facts

• Close to hospital
• Close to schools
• Large lot

Tags

• HANDICAP ACCESSIBLE RAMP
• LARGE LOT
• OUTDOOR SPACE
• CLOSE TO SCHOOLS
• CLOSE TO HOSPITAL
• CLOSE TO MEDICAL OFFICES

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Exterior features: Deck; Asphalt roof

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Carpet; Hardwood
• Heating & cooling: Forced air heating
• Interior features: Full basement; Deck

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (45.1% below list).
• Recommended offer: $96k (45.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#66 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, crime D+.
• Goshen County School District #1 (town): math 45% / reading 57% proficiency, ranked #28 of 41 in WY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 93 active listings in the ZIP; 3 units permitted in Goshen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Goshen County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,125 (45.1% 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 53 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.55% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.78%
• DSCR: 0.65
• GRM: 15.2

CMA / ARV

• ARV (on-the-fly): $257,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2833 Main St	0.13mi	3/2.0 (+1)	2,392 (+2%)	12mo	$199,000	$83	75
2826 E A St	0.16mi	3/2.0 (+1)	2,100 (-10%)	2mo	$230,000	$110	69
3254 Buena Vista Rd	0.31mi	3/1.5 (+1)	2,173 (-7%)	1mo	$209,000	$96	66
2733 E A St	0.24mi	3/1.8 (+1)	2,416 (+3%)	18mo	$249,000	$103	62
119 Linda Vista Rd	0.15mi	3/1.8 (+1)	2,146 (-8%)	15mo	$249,900	$116	61
210 E 27th Ave	0.26mi	3/2.0 (+1)	2,214 (-5%)	18mo	$220,000	$99	59
2425 E B St	0.45mi	3/2.0 (+1)	2,128 (-9%)	1mo	$199,000	$94	58
122 Ridge Road Rd	0.73mi	3/3.0 (+1)	2,326 (-1%)	14mo	$285,000	$123	44
349 W 23rd Ave Ave	0.54mi	3/2.5 (+1)	2,240 (-4%)	20mo	$264,000	$118	44
3609 Bighorn St	0.72mi	3/1.8 (+1)	2,040 (-13%)	2mo	$240,000	$118	37

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: -30.0%
• Equity multiple: 0.01×
• Total profit: $-48,668
• Equity at exit: $26,093

10-year hold

• IRR: -31.7%
• Equity multiple: -0.40×
• Total profit: $-68,717
• Equity at exit: $15,131

Cash invested: $49,000 (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 82240

• Active inventory: 93
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-318

Break-even live

Break-even rent $1,364

Max offer price $118,852

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-268	+0% $-318	+5% $-367	+10% $-417
Rent	-10% $-394	-5% $-356	+0% $-318	+5% $-280	+10% $-242
Rate	-1.0pp $-230	-0.5pp $-273	base $-318	+0.5pp $-363	+1.0pp $-409

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-04-15
   price $175,000
3. 2026-03-20
   listed $185,000 Active

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,068 · $89/mo
• Expected delta: +$28/yr (+$2/mo · 2.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 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: $11,535
• − Mortgage interest: −$9,803
• − Property taxes: −$1,039
• − Insurance: −$875
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$5,091
• Taxable loss: −$7,118
• Est. tax savings @ 24.0%: +$1,708
• After-tax cash flow: $-2,106/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: Goshen County School District #1
• NCES district ID: 5602990
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $44,003
• Composite: 43.0/100
• National rank: #3106
• State rank: #28 of 41 in WY

Livability — Torrington

• Score: 67/100
• State rank: #66
• US rank: #11066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrington, WY
• County: Goshen County · 9,667 people
• City population: 9,667
• Metro: nan
• Population (ZIP): 9,667
• Household income: $60,766
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 253.0

Population outlook (Goshen County) Hauer SSP2

• Today (2025): 14,178 people
• By 2030: 14,461 · +2.0%
• By 2040: 15,052 · +6.2%
• By 2050: 15,857 · +11.8%
• By 2075: 18,921 · +33.5%
• By 2100: 21,342 · +50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Goshen

• 2024 margin: Solid R (+60.9) · D 18.9% · R 79.8% · Other 1.4%
• 2008→2024 swing: -25.2pp toward R · 2008: -35.7pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+58.9 2016: R+61.2 2012: R+47.2 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.75%
• Current HPI: 176.949
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

-5.4% since first listed

3 events — show timeline

• 2026-05-12 Pending — WMLS
• 2026-04-15 Price Changed $175,000 WMLS
• 2026-03-20 Listed $185,000 WMLS

Property tax history

+1.5%/yr

Latest (2025): $1,039 · -22.3% YoY. Source: county tax records.