500 Monroe Ave #34 Ave · Green River, WY 82935

$165,000

2 bd · 2.0 ba · 900 sqft · MultiFamily public records · 64 Days on market

Built 1980 436 sqft lot $183/sqft · 13% above area Est $220k · 25% under $175/mo HOA · 22% of rent

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Schools +5.4/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Discover comfortable living in this charming (3-bedroom, nonconforming 4th)1.25 bath townhouse in a friendly neighborhood. Ideal for first time home buyers or investors. This home has newer stainless appliances and beautiful tile. Enjoy a small backyard with a patio space for relaxing or barbecues, plus a handy shed for storage. This property is a corner unit with covered parking directly behind the home protect your vehicles year-round. This home is perfect for someone looking for low to no maintenance with lawncare and snow removal handled by the HOA giving you more time to enjoy life. Contact Annika Smith to view this home in person 307-371-2535.

Key facts

• Shed for storage
• Stainless appliances
• Backyard

Tags

• STAINLESS APPLIANCES
• TILE
• BACKYARD
• PATIO SPACE
• SHED FOR STORAGE
• CORNER UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (1.5% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.9% in Green River — 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 74/100 on livability (#19 in WY, #4,785 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Sweetwater County School District #2 (town): math 62% / reading 61% proficiency, ranked #6 of 41 in WY (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 75 active listings in the ZIP; 47 units permitted in Sweetwater 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.
• Sweetwater 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 64 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $219,748
• List price: $165,000
• Delta: -24.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-18,363
• Equity at exit: $24,602

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-5,117
• Equity at exit: $14,266

Cash invested: $46,200 (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 82935

• Active inventory: 75
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$69
• HOA: −$175
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $131

Break-even live

Break-even rent $1,459

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $224	-5% $178	+0% $131	+5% $84	+10% $38
Rent	-10% $3	-5% $67	+0% $131	+5% $195	+10% $259
Rate	-1.0pp $214	-0.5pp $173	base $131	+0.5pp $88	+1.0pp $45

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,624
Total (2 units)			$1,625

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: snow removal

Listing history 23 events

1. 2026-06-19
   days on market $165,000 Active 64 DOM
2. 2026-06-18
   days on market $165,000 Active 63 DOM
3. 2026-06-17
   days on market $165,000 Active 62 DOM
4. 2026-06-16
   days on market $165,000 Active 61 DOM
5. 2026-06-16
   price $165,000 Active 60 DOM
6. 2026-06-15
   days on market $175,000 Active 60 DOM
7. 2026-06-14
   days on market $175,000 Active 58 DOM
8. 2026-06-12
   days on market $175,000 Active 57 DOM
9. 2026-06-09
   days on market $175,000 Active 54 DOM
10. 2026-06-08
    days on market $175,000 Active 53 DOM
11. 2026-06-07
    days on market $175,000 Active 52 DOM
12. 2026-06-05
    days on market $175,000 Active 49 DOM
13. 2026-06-03
    days on market $175,000 Active 48 DOM
14. 2026-06-02
    days on market $175,000 Active 47 DOM
15. 2026-06-01
    days on market $175,000 Active 46 DOM
16. 2026-05-31
    days on market $175,000 Active 45 DOM
17. 2026-05-30
    days on market $175,000 Active 44 DOM
18. 2026-05-08
    price $175,000 657-char remark

    Show marketing remark (657 chars)

    Discover comfortable living in this charming (3-bedroom, nonconforming 4th)1.25 bath townhouse in a friendly neighborhood. Ideal for first time home buyers or investors. This home has newer stainless appliances and beautiful tile. Enjoy a small backyard with a patio space for relaxing or barbecues, plus a handy shed for storage. This property is a corner unit with covered parking directly behind the home protect your vehicles year-round. This home is perfect for someone looking for low to no maintenance with lawncare and snow removal handled by the HOA giving you more time to enjoy life. Contact Annika Smith to view this home in person 307-371-2535.

19. 2026-04-28
    price $179,000 657-char remark

    Show marketing remark (657 chars)

    Discover comfortable living in this charming (3-bedroom, nonconforming 4th)1.25 bath townhouse in a friendly neighborhood. Ideal for first time home buyers or investors. This home has newer stainless appliances and beautiful tile. Enjoy a small backyard with a patio space for relaxing or barbecues, plus a handy shed for storage. This property is a corner unit with covered parking directly behind the home protect your vehicles year-round. This home is perfect for someone looking for low to no maintenance with lawncare and snow removal handled by the HOA giving you more time to enjoy life. Contact Annika Smith to view this home in person 307-371-2535.

20. 2026-04-16
    listed $184,500 Active 657-char remark

    Show marketing remark (657 chars)

    Discover comfortable living in this charming (3-bedroom, nonconforming 4th)1.25 bath townhouse in a friendly neighborhood. Ideal for first time home buyers or investors. This home has newer stainless appliances and beautiful tile. Enjoy a small backyard with a patio space for relaxing or barbecues, plus a handy shed for storage. This property is a corner unit with covered parking directly behind the home protect your vehicles year-round. This home is perfect for someone looking for low to no maintenance with lawncare and snow removal handled by the HOA giving you more time to enjoy life. Contact Annika Smith to view this home in person 307-371-2535.

21. 2022-08-01
    soldstatus
22. 2019-12-11
    listed $99,900
23. 2017-09-26
    listed $105,000

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $1,007 · $84/mo
• Expected delta: +$482/yr (+$40/mo · 91.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,500
• − Mortgage interest: −$9,243
• − Property taxes: −$525
• − Insurance: −$825
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − HOA: −$2,100
• − Depreciation: −$4,800
• Taxable loss: −$1,112
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $1,839/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 #2
• NCES district ID: 5605762
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $69,339
• Composite: 54.18/100
• National rank: #1379
• State rank: #6 of 41 in WY

Livability — Green River

• Score: 74/100
• State rank: #19
• US rank: #4785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green River, WY
• Population (ZIP): 12,135

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Portuguese 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -306.53%
• Current HPI: 158.3212
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+66.7% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $175,000 WMLS
• 2026-04-28 Price Changed $179,000 WMLS
• 2026-04-16 Listed $184,500 WMLS
• 2022-08-01 Sold (Public Records) — Public Records
• 2019-12-11 Listed $99,900 WMLS
• 2017-09-26 Listed $105,000 WMLS

Property tax history

-2.6%/yr

Latest (2025): $525 · -22.6% YoY. Source: county tax records.