2142 W C St · Torrington, WY 82240

$119,000

2 bd · 1.0 ba · 1,812 sqft · SingleFamily public records · 98 Days on market

Built 1930 6,970 sqft lot Est $210k · 43% under ↓ 12% since listing

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Why this score? — see what drove the D+ 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 +13.7/30.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This little Craftsman home is right across the street from City Park. Situated on a corner lot with a 2-car attached garage, this homeoffers four bedrooms and two bathrooms. The main floor has wood floors throughout. There is a spacious kitchen with an eat-inarea. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Some images in this listing have been virtually staged.

Key facts

• Wood floors
• Eat in area
• Craftsman home

Tags

• CRAFTSMAN HOME
• CORNER LOT
• WOOD FLOORS
• SPACIOUS KITCHEN
• EAT IN AREA

Property features AI

Finance

• Financial info: Annual tax amount approximately $1,194

Exterior

• Parking: Attached 2-car garage
• Home design: Single-family residence (residential property, city residential)
• Exterior features: Lot approximately 0.16 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $10 ($115/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 $97k (18.8% below list).
• Recommended offer: $97k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in Torrington — 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 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 $823 of loan paydown is wiped out by about $4k 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 98 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y ago; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,663 (18.8% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.81% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $210,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2142 W C St	0.00mi	3/2.0 (+1)	1,856 (+2%)	1mo	$119,000	$64	86
2433 W B St	0.23mi	2/1.0	1,697 (-6%)	8mo	$185,000	$109	72
2534 W A Street St	0.31mi	3/2.0 (+1)	1,772 (-2%)	3mo	$225,000	$127	71
2542 E B St	0.46mi	3/2.0 (+1)	1,728 (-5%)	2mo	$240,000	$139	60
1818 E c St	0.50mi	3/2.0 (+1)	1,872 (+3%)	4mo	$218,000	$116	59
2502 E C St	0.50mi	2/3.0	1,860 (+3%)	8mo	$217,000	$117	58
210 E 30th Ave	0.70mi	3/2.0 (+1)	1,787 (-1%)	2mo	$199,900	$112	54
418 W 15th Ave	0.39mi	2/1.0	1,569 (-13%)	9mo	$160,000	$102	52
1941 E B St	0.43mi	3/2.0 (+1)	1,632 (-10%)	4mo	$159,999	$98	51
2642 E C St	0.56mi	3/2.0 (+1)	1,960 (+8%)	2mo	$253,000	$129	50
2210 E E St	0.58mi	2/1.0	1,568 (-14%)	1mo	$175,000	$112	50
337 Rio Vista Rd	0.66mi	3/3.0 (+1)	1,848 (+2%)	7mo	$235,000	$127	47

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-18,700
• Equity at exit: $17,743

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-15,610
• Equity at exit: $10,289

Cash invested: $33,320 (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: 10.3×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $10

Break-even live

Break-even rent $955

Max offer price $119,000

Occupancy floor 94%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-07
   status Pending

   Show marketing remark (637 chars)

   This little Craftsman home is right across the street from City Park. Situated on a corner lot with a 2-car attached garage, this homeoffers four bedrooms and two bathrooms. The main floor has wood floors throughout. There is a spacious kitchen with an eat-inarea. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Some images in this listing have been virtually staged.

2. 2026-05-07
   status Pending 637-char remark

   Show marketing remark (637 chars)

   This little Craftsman home is right across the street from City Park. Situated on a corner lot with a 2-car attached garage, this homeoffers four bedrooms and two bathrooms. The main floor has wood floors throughout. There is a spacious kitchen with an eat-inarea. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Some images in this listing have been virtually staged.

3. 2026-04-10
   price $119,000 637-char remark

   Show marketing remark (637 chars)

   This little Craftsman home is right across the street from City Park. Situated on a corner lot with a 2-car attached garage, this homeoffers four bedrooms and two bathrooms. The main floor has wood floors throughout. There is a spacious kitchen with an eat-inarea. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Some images in this listing have been virtually staged.

4. 2026-04-10
   price $119,000

   Show marketing remark (637 chars)

   This little Craftsman home is right across the street from City Park. Situated on a corner lot with a 2-car attached garage, this homeoffers four bedrooms and two bathrooms. The main floor has wood floors throughout. There is a spacious kitchen with an eat-inarea. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Some images in this listing have been virtually staged.

5. 2026-03-09
   price $125,000 637-char remark

   Show marketing remark (637 chars)

   This little Craftsman home is right across the street from City Park. Situated on a corner lot with a 2-car attached garage, this homeoffers four bedrooms and two bathrooms. The main floor has wood floors throughout. There is a spacious kitchen with an eat-inarea. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Some images in this listing have been virtually staged.

6. 2026-03-09
   price $125,000

   Show marketing remark (637 chars)

   This little Craftsman home is right across the street from City Park. Situated on a corner lot with a 2-car attached garage, this homeoffers four bedrooms and two bathrooms. The main floor has wood floors throughout. There is a spacious kitchen with an eat-inarea. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Some images in this listing have been virtually staged.

7. 2026-01-28
   listed $142,400 Active

   Show marketing remark (637 chars)

   This little Craftsman home is right across the street from City Park. Situated on a corner lot with a 2-car attached garage, this homeoffers four bedrooms and two bathrooms. The main floor has wood floors throughout. There is a spacious kitchen with an eat-inarea. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Some images in this listing have been virtually staged.

8. 2026-01-28
   listed $142,500 Active 637-char remark

   Show marketing remark (637 chars)

   This little Craftsman home is right across the street from City Park. Situated on a corner lot with a 2-car attached garage, this homeoffers four bedrooms and two bathrooms. The main floor has wood floors throughout. There is a spacious kitchen with an eat-inarea. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Some images in this listing have been virtually staged.

9. 2025-12-12
   listed $142,500 Active
10. 2025-10-22
    price $142,500
11. 2025-09-23
    price $144,900
12. 2025-09-11
    price $149,900
13. 2025-08-11
    price $159,900
14. 2025-07-30
    status Active
15. 2025-07-21
    status Pending
16. 2025-06-17
    listed $164,900 Active
17. 2023-05-01
    listed $145,000 Active
18. 2022-07-21
    listed $145,000
19. 2019-07-30
    listed $129,900
20. 2018-04-13
    listed $135,000
21. 2016-06-15
    listed $127,000
22. 2016-03-02
    listed $112,000
23. 2015-04-06
    listed $135,000

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $965 · $80/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 21 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: $11,600
• − Mortgage interest: −$6,666
• − Property taxes: −$965
• − Insurance: −$595
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$3,462
• Taxable loss: −$1,944
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $582/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

-11.9% since first listed

23 events — show timeline

• 2026-05-07 Pending — CBR
• 2026-05-07 Pending — WMLS
• 2026-04-10 Price Changed $119,000 WMLS
• 2026-04-10 Price Changed $119,000 CBR
• 2026-03-09 Price Changed $125,000 WMLS
• 2026-03-09 Price Changed $125,000 CBR
• 2026-01-28 Listed $142,500 WMLS
• 2026-01-28 Listed $142,400 CBR
• 2025-12-12 Listed $142,500 WMLS
• 2025-10-22 Price Changed $142,500 WMLS
• 2025-09-23 Price Changed $144,900 WMLS
• 2025-09-11 Price Changed $149,900 WMLS
• 2025-08-11 Price Changed $159,900 WMLS
• 2025-07-30 Relisted — WMLS
• 2025-07-21 Pending — WMLS
• 2025-06-17 Listed $164,900 WMLS
• 2023-05-01 Listed $145,000 WNBOR
• 2022-07-21 Listed $145,000 WMLS
• 2019-07-30 Listed $129,900 WMLS
• 2018-04-13 Listed $135,000 WMLS
• 2016-06-15 Listed $127,000 WMLS
• 2016-03-02 Listed $112,000 WMLS
• 2015-04-06 Listed $135,000 WMLS

Property tax history

+3.3%/yr

Latest (2025): $965 · -16.9% YoY. Source: county tax records.