214 E Spruce St · Rawlins, WY 82301

$123,000

3 bd · 3.0 ba · 976 sqft · SingleFamily public records · 50 Days on market

Built 1950 6,534 sqft lot Est $137k · 10% under

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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 +20.7/30.0
• ARV discount +12.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,534 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Composition roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Carpet; Vinyl
• Interior features: Refrigerator; Range; Oven; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $166 ($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 $116k (5.4% below list).
• Recommended offer: $116k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.1% in Rawlins — 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 70/100 on livability (#31 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Carbon County School District #1 (town): math 39% / reading 48% proficiency, ranked #35 of 41 in WY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 active listings in the ZIP; 40 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carbon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 7y ago; this cycle's ask is 10596% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,411 (5.4% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $136,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Utah St	0.11mi	2/1.0 (-1)	975 (-0%)	3mo	$168,000	$172	79
119 E Pine St	0.08mi	2/1.0 (-1)	977 (+0%)	10mo	$70,000	$72	75
622 E Daley St	0.35mi	2/1.0 (-1)	980 (+0%)	7mo	$120,000	$122	64
413 E Maple St	0.16mi	2/1.0 (-1)	1,000 (+2%)	18mo	$140,000	$140	61
514 E Daley St	0.30mi	3/1.0	918 (-6%)	9mo	$137,000	$149	60
221 Colorado St	0.14mi	2/1.0 (-1)	939 (-4%)	22mo	$114,500	$122	56
214 Adams St	0.45mi	3/1.0	1,019 (+4%)	13mo	$75,000	$74	53
1010 Ninth St	0.70mi	2/1.0 (-1)	936 (-4%)	2mo	$119,900	$128	46
221 E Hugus St	0.63mi	2/1.0 (-1)	900 (-8%)	2mo	$210,000	$233	43
608 W Buffalo St	0.48mi	2/1.0 (-1)	888 (-9%)	9mo	$144,900	$163	42
619 E Daley St	0.36mi	2/1.0 (-1)	859 (-12%)	15mo	$139,900	$163	38
417 Monroe St	0.68mi	3/1.0	1,104 (+13%)	12mo	$150,000	$136	29

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-9,394
• Equity at exit: $18,340

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,273
• Equity at exit: $10,635

Cash invested: $34,440 (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 82301

• Active inventory: 92
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $166

Break-even live

Break-even rent $954

Max offer price $123,000

Occupancy floor 81%

Sensitivity live

Price	-10% $236	-5% $201	+0% $166	+5% $131	+10% $96
Rent	-10% $74	-5% $120	+0% $166	+5% $212	+10% $258
Rate	-1.0pp $228	-0.5pp $197	base $166	+0.5pp $134	+1.0pp $102

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-05-21
   status Pending
2. 2026-04-29
   listed $1,150
3. 2026-04-01
   listed $123,000 Active
4. 2025-10-07
   status Active
5. 2025-10-02
   status Pending
6. 2025-06-02
   listed $125,000 Active
7. 2025-03-28
   historical $1,150
8. 2025-02-25
   price $1,150
9. 2025-02-05
   listed $1,200
10. 2025-01-16
    historical $1,200
11. 2024-11-01
    listed $1,200
12. 2024-10-12
    historical $1,200
13. 2024-09-26
    listed $1,200
14. 2024-09-11
    historical $1,200
15. 2024-06-26
    status Active
16. 2024-06-21
    historical Active Under Contract
17. 2024-06-19
    listed $1,200
18. 2024-06-04
    price $125,000
19. 2024-06-02
    status Active
20. 2024-05-30
    historical $1,200
21. 2024-05-20
    status Pending
22. 2024-04-10
    listed $1,200
23. 2024-04-10
    historical $1,200
24. 2024-03-13
    listed $1,200
25. 2024-03-08
    price $129,999
26. 2024-02-12
    listed $135,000 Active
27. 2021-06-14
    listed $139,900
28. 2020-12-02
    listed $139,900
29. 2019-04-18
    listed $170,000
30. 2017-12-28
    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: $687 · $57/mo
• Projected year-2 tax: $750 · $63/mo
• Expected delta: +$63/yr (+$5/mo · 9.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥86°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: $13,969
• − Mortgage interest: −$6,890
• − Property taxes: −$687
• − Insurance: −$615
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,578
• Taxable loss: −$36
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $2,002/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: Carbon County School District #1
• NCES district ID: 5601030
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $59,074
• Composite: 38.23/100
• National rank: #4248
• State rank: #35 of 41 in WY

Livability — Rawlins

• Score: 70/100
• State rank: #31
• US rank: #7516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rawlins, WY
• County: Carbon County · 8,180 people
• City population: 8,180
• Metro: Rock Springs, WY
• Population (ZIP): 8,180
• Household income: $62,841
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 163.0

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 15,217 people
• By 2030: 14,977 · -1.6%
• By 2040: 14,430 · -5.2%
• By 2050: 14,381 · -5.5%
• By 2075: 14,566 · -4.3%
• By 2100: 13,729 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Slovak 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+58.1) · D 20.1% · R 78.3% · Other 1.6%
• 2008→2024 swing: -29.0pp toward R · 2008: -29.1pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+53.8 2016: R+50.5 2012: R+31.6 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.83%
• Current HPI: 139.787
• Rent YoY: —
• Metro: Rock Springs, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-99.3% since first listed

30 events — show timeline

• 2026-05-21 Pending — WMLS
• 2026-04-29 Listed for Rent $1,150 APPFOLIO
• 2026-04-01 Listed $123,000 WMLS
• 2025-10-07 Relisted — WMLS
• 2025-10-02 Pending — WMLS
• 2025-06-02 Listed $125,000 WMLS
• 2025-03-28 Rental Removed $1,150 APPFOLIO
• 2025-02-25 Price Changed $1,150 APPFOLIO
• 2025-02-05 Listed for Rent $1,200 APPFOLIO
• 2025-01-16 Rental Removed $1,200 APPFOLIO
• 2024-11-01 Listed for Rent $1,200 APPFOLIO
• 2024-10-12 Rental Removed $1,200 APPFOLIO
• 2024-09-26 Listed for Rent $1,200 APPFOLIO
• 2024-09-11 Rental Removed $1,200 APPFOLIO
• 2024-06-26 Relisted — WMLS
• 2024-06-21 Contingent — WMLS
• 2024-06-19 Listed for Rent $1,200 APPFOLIO
• 2024-06-04 Price Changed $125,000 WMLS
• 2024-06-02 Relisted — WMLS
• 2024-05-30 Rental Removed $1,200 APPFOLIO
• 2024-05-20 Pending — WMLS
• 2024-04-10 Listed for Rent $1,200 APPFOLIO
• 2024-04-10 Rental Removed $1,200 APPFOLIO
• 2024-03-13 Listed for Rent $1,200 APPFOLIO
• 2024-03-08 Price Changed $129,999 WMLS
• 2024-02-12 Listed $135,000 WMLS
• 2021-06-14 Listed $139,900 WMLS
• 2020-12-02 Listed $139,900 WMLS
• 2019-04-18 Listed $170,000 WMLS
• 2017-12-28 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $687 · -20.0% YoY. Source: county tax records.