36 Brinton Rd · Lyman, WY 82937

$130,000

3 bd · 2.0 ba · 1,301 sqft · SingleFamily public records · 117 Days on market

Built 1920 0.61 ac lot ↓ 19% since listing

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Space for garden
• Spacious lot
• Room for parking

Tags

• CORNER LOT
• SPACIOUS LOT
• ROOM FOR PARKING
• SPACE FOR GARDEN
• LARGE IN-TOWN LOT

Property features AI

Finance

• Financial info: Annual tax approximately $713

Exterior

• Parking: No garage
• Home design: Residential single family home; 2 stories
• Exterior features: 0.61-acre lot

Interior

• Heating & cooling: Has heating; Forced air
• Interior features: Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $201 ($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 $126k (3.0% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.1% in Lyman — 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 82/100 on livability (#4 in WY, #1,119 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Uinta County School District #6 (rural): math 48% / reading 50% proficiency, ranked #25 of 41 in WY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Urie Elementary (math 57% / reading 42%, grade D, #87 of 151 statewide, top 64%, 247 students, 25% FRL); Lyman Intermediate School (math 51% / reading 57%, grade B-, #29 of 55 statewide, top 54%, 243 students, 21% FRL); Lyman High School (math 37% / reading 47%, grade F, #47 of 75 statewide, top 66%, 235 students, 20% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 55 active listings in the ZIP; 50 units permitted in Uinta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Uinta County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 0.97% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $282,317
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 E Walnut St	0.59mi	3/2.0	1,236 (-5%)	9mo	$234,800	$190	57
125 W Pine St	0.62mi	3/2.0	1,235 (-5%)	13mo	$325,000	$263	52
331 Village Dr	0.75mi	3/2.0	1,252 (-4%)	9mo	$259,000	$207	51
215 East St N	0.60mi	3/2.5	1,424 (+10%)	5mo	$309,000	$217	50
221 East St N	0.61mi	3/2.5	1,424 (+10%)	6mo	$309,000	$217	49
224 W Walnut Street St	0.51mi	3/1.8	1,496 (+15%)	24mo	$249,900	$167	31

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-8,296
• Equity at exit: $19,383

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $9,097
• Equity at exit: $11,240

Cash invested: $36,400 (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 82937

• Home prices YoY: -26.8%
• Active inventory: 55
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $201

Break-even live

Break-even rent $1,007

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $275	-5% $238	+0% $201	+5% $164	+10% $128
Rent	-10% $102	-5% $151	+0% $201	+5% $251	+10% $301
Rate	-1.0pp $267	-0.5pp $234	base $201	+0.5pp $168	+1.0pp $133

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $130,000 Active 117 DOM
2. 2026-06-21
   days on market $130,000 Active 116 DOM
3. 2026-06-18
   days on market $130,000 Active 114 DOM
4. 2026-06-17
   days on market $130,000 Active 113 DOM
5. 2026-06-16
   days on market $130,000 Active 112 DOM
6. 2026-06-15
   days on market $130,000 Active 111 DOM
7. 2026-06-15
   days on market $130,000 Active 110 DOM
8. 2026-06-13
   days on market $130,000 Active 109 DOM
9. 2026-06-12
   days on market $130,000 Active 108 DOM
10. 2026-06-09
    days on market $130,000 Active 105 DOM
11. 2026-06-08
    days on market $130,000 Active 104 DOM
12. 2026-06-08
    days on market $130,000 Active 103 DOM
13. 2026-06-05
    days on market $130,000 Active 101 DOM
14. 2026-06-04
    days on market $130,000 Active 100 DOM
15. 2026-06-03
    days on market $130,000 Active 99 DOM
16. 2026-06-02
    days on market $130,000 Active 98 DOM
17. 2026-06-01
    days on market $130,000 Active 97 DOM
18. 2026-05-31
    days on market $130,000 Active 96 DOM
19. 2026-02-24
    listed $130,000 Active
20. 2021-05-07
    listed $139,900
21. 2016-01-20
    listed $159,900
22. 2008-11-07
    soldstatus
23. 2008-01-18
    soldstatus
24. 2008-01-18
    soldstatus
25. 2004-05-07
    soldstatus
26. 1997-08-08
    soldstatus
27. 1992-02-21
    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: $714 · $59/mo
• Projected year-2 tax: $793 · $66/mo
• Expected delta: +$79/yr (+$7/mo · 11.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥85°F today · 23 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: $15,138
• − Mortgage interest: −$7,282
• − Property taxes: −$714
• − Insurance: −$650
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,782
• Taxable income: $288
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,345/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: Uinta County School District #6
• NCES district ID: 5604260
• Math proficiency: 48% ▼ -1.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $66,060
• Composite: 43.49/100
• National rank: #2997
• State rank: #25 of 41 in WY

Livability — Lyman

• Score: 82/100
• State rank: #4
• US rank: #1119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,236

Population outlook (Uinta County) Hauer SSP2

• Today (2025): 19,871 people
• By 2030: 19,106 · -3.8%
• By 2040: 17,394 · -12.5%
• By 2050: 15,715 · -20.9%
• By 2075: 12,193 · -38.6%
• By 2100: 9,429 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 8% Portuguese 7% Serbian 6%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Uinta

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.1% · Other 1.6%
• 2008→2024 swing: -22.6pp toward R · 2008: -41.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+62.8 2016: R+61.5 2012: R+59.0 2008: R+41.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.90%
• Current HPI: 207.2569
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-18.7% since first listed

9 events — show timeline

• 2026-02-24 Listed $130,000 WMLS
• 2021-05-07 Listed $139,900 WMLS
• 2016-01-20 Listed $159,900 WMLS
• 2008-11-07 Sold (Public Records) — Public Records
• 2008-01-18 Sold (Public Records) — Public Records
• 2008-01-18 Sold (Public Records) — Public Records
• 2004-05-07 Sold (Public Records) — Public Records
• 1997-08-08 Sold (Public Records) — Public Records
• 1992-02-21 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $714 · -22.8% YoY. Source: county tax records.