1 Harding Ct · Rock Springs, WY 82901

$125,000

2 bd · 2.0 ba · 2,279 sqft · SingleFamily public records · 14 Days on market

Built 1923 3,485 sqft lot Est $226k · 45% 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Key facts

• Pantry
• Sun porch
• Brick ranch style

Tags

• BRICK RANCH STYLE
• LARGE PICTURESQUE WINDOWS
• ORIGINAL HARDWOOD FLOORS
• SUN PORCH
• EAT-IN KITCHEN
• PANTRY

Property features AI

Finance

• Other: Annual taxes listed

Exterior

• Parking: Detached or attached garage with 1 parking space
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential; Brick construction
• Construction: Brick exterior
• Exterior features: Patio; Chain link and wood fencing; Corner lot on a cul-de-sac

Interior

• Kitchen: Range / Oven; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Heating & cooling: Fireplace insert heating
• Interior features: Fireplace (1) with fireplace insert; Full basement
• Laundry & utility: Washer and Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $69 ($825/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 $111k (11.4% below list).
• Recommended offer: $111k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.9% in Rock Springs — 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 (#35 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, 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: Rents soft (-2.1%/yr); 178 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 $864 of loan paydown is wiped out by about $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,774 (11.4% below list)

Questions for the listing agent

1. Built in 1923 — 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. 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: 0.89% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $225,621
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Harding Ct	0.00mi	3/1.5 (+1)	2,358 (+4%)	1mo	$125,000	$53	87
522 B St	0.10mi	3/1.0 (+1)	2,151 (-6%)	15mo	$245,000	$114	65
707 Pennsylvania Ave	0.36mi	3/1.5 (+1)	2,108 (-8%)	2mo	$244,900	$116	63
740 Rhode Island Ave	0.24mi	3/1.0 (+1)	2,494 (+9%)	2mo	$224,900	$90	62
1006 Wyoming St	0.36mi	3/2.0 (+1)	2,196 (-4%)	14mo	$260,000	$118	60
518 F St	0.18mi	3/1.0 (+1)	2,052 (-10%)	8mo	$206,000	$100	60
314 I St	0.43mi	3/1.0 (+1)	2,180 (-4%)	6mo	$180,000	$83	59
1002 Wyoming St	0.35mi	3/2.0 (+1)	1,992 (-13%)	0mo	$219,000	$110	58
1109 Edgar St	0.53mi	2/1.0	2,064 (-9%)	6mo	$145,000	$70	51
1116 Wyoming St	0.42mi	2/1.0	1,962 (-14%)	5mo	$195,000	$99	49
1408 Collins St	0.60mi	3/1.0 (+1)	2,446 (+7%)	5mo	$219,000	$90	47
636 Bridger Ave	0.61mi	3/1.8 (+1)	1,953 (-14%)	10mo	$159,900	$82	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-19,140
• Equity at exit: $18,638

10-year hold

• IRR: -13.3%
• Equity multiple: 0.32×
• Total profit: $-23,648
• Equity at exit: $10,808

Cash invested: $35,000 (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 82901

• Rents YoY: -2.1%
• Active inventory: 178
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $69

Break-even live

Break-even rent $1,021

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $140	-5% $104	+0% $69	+5% $33	+10% $-2
Rent	-10% $-19	-5% $25	+0% $69	+5% $113	+10% $156
Rate	-1.0pp $132	-0.5pp $101	base $69	+0.5pp $36	+1.0pp $3

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   status Pending
2. 2026-05-04
   listed $125,000 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: $1,185 · $99/mo
• Projected year-2 tax: $1,185 · $99/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $13,293
• − Mortgage interest: −$7,002
• − Property taxes: −$1,185
• − Insurance: −$625
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,636
• Taxable loss: −$1,282
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $1,133/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 — Rock Springs

• Score: 70/100
• State rank: #35
• US rank: #8016

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: Rock Springs, WY
• County: Sweetwater County · 27,198 people
• City population: 27,198
• Metro: Rock Springs, WY
• Population (ZIP): 27,198
• Household income: $69,954
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 609.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 9% Vietnamese 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: ▼ -270.69%
• Current HPI: 146.2451
• Rent YoY: ▼ -2.15%
• Metro: Rock Springs, WY
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-18 Pending — WMLS
• 2026-05-04 Listed $125,000 WMLS

Property tax history

-0.4%/yr

Latest (2025): $1,185 · -20.8% YoY. Source: county tax records.