115 N 7th St · Glenrock, WY 82637

$395,000

8 bd · 4.0 ba · 3,596 sqft · MultiFamily public records · 6 Days on market

Built 1978 10,019 sqft lot Est $316k · 25% over

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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 +18.5/30.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

4-Plex in Glenrock, WY for sale! Invest in yourself. .. .this building is in good condition, has off street parking and appliances included. Owner has kept up on replacing items when needed and pride of ownership is evident. Location is convenient to downtown, and yet 7th Street lies off the beaten path and has a beautiful yard. Off Street Parking. Call Jim Edgeworth or Trish Ades for more details! 307-234-2000

Key facts

• On-site storage shed
• Off-street parking
• 0.23 acre lot

Tags

• OFF-STREET PARKING
• ON-SITE STORAGE SHED
• UNDERGROUND SPRINKLER SYSTEM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family (4+ units)
• Construction: Vinyl siding
• Exterior features: Shed(s)

Interior

• Kitchen: Refrigerator; Range; Oven
• Heating & cooling: Electric heating
• Interior features: Refrigerator, Range, Oven

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $395k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive. Per door: $125/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (11.4% below list).
• Recommended offer: $350k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#46 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Converse County School District #2 (rural): math 37% / reading 46% proficiency, ranked #37 of 41 in WY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 6 units permitted in Converse County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Converse County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $111k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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

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

Recommended offer $349,900 (11.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.89% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $316,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
942 W Birch St	0.30mi	8/4.0	3,800 (+6%)	4mo	$335,000	$88	73

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 3.16×
• Total profit: $238,854
• Equity at exit: $355,847

10-year hold

• IRR: 23.8%
• Equity multiple: 7.19×
• Total profit: $684,294
• Equity at exit: $767,398

Cash invested: $110,600 (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 82637

• Home prices YoY: 12.5%
• Active inventory: 64
• Price-to-rent: 28.2×

Monthly cashflow live

• Estimated rent: $3,499 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $375

Break-even live

Break-even rent $3,024

Max offer price $395,000

Occupancy floor 84%

Sensitivity live

Price	-10% $599	-5% $487	+0% $375	+5% $263	+10% $151
Rent	-10% $99	-5% $237	+0% $375	+5% $513	+10% $651
Rate	-1.0pp $574	-0.5pp $475	base $375	+0.5pp $273	+1.0pp $169

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$3,498
Total (3 units)			$3,499

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-05
   status Pending
2. 2026-04-27
   listed $395,000 Active
3. 2024-04-26
   soldstatus
4. 2024-02-05
   historical $750
5. 2024-01-04
   listed $750
6. 2023-09-10
   historical $750
7. 2023-08-31
   listed $750
8. 2020-10-30
   soldstatus 416-char remark

   Show marketing remark (416 chars)

   4-Plex in Glenrock, WY for sale! Invest in yourself. .. .this building is in good condition, has off street parking and appliances included. Owner has kept up on replacing items when needed and pride of ownership is evident. Location is convenient to downtown, and yet 7th Street lies off the beaten path and has a beautiful yard. Off Street Parking. Call Jim Edgeworth or Trish Ades for more details! 307-234-2000

9. 2020-03-18
   listed $240,000 416-char remark

   Show marketing remark (416 chars)

   4-Plex in Glenrock, WY for sale! Invest in yourself. .. .this building is in good condition, has off street parking and appliances included. Owner has kept up on replacing items when needed and pride of ownership is evident. Location is convenient to downtown, and yet 7th Street lies off the beaten path and has a beautiful yard. Off Street Parking. Call Jim Edgeworth or Trish Ades for more details! 307-234-2000

ⓘ 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: $1,839 · $153/mo
• Projected year-2 tax: $2,410 · $201/mo
• Expected delta: +$571/yr (+$48/mo · 31.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,988
• − Mortgage interest: −$22,126
• − Property taxes: −$1,839
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,359
• − Management: −$3,359
• − Depreciation: −$11,491
• Taxable loss: −$2,161
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $5,018/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: Converse County School District #2
• NCES district ID: 5602150
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $60,412
• Composite: 36.7/100
• National rank: #4600
• State rank: #37 of 41 in WY

Livability — Glenrock

• Score: 69/100
• State rank: #46
• US rank: #8819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenrock, WY
• Population (ZIP): 4,178

Population outlook (Converse County) Hauer SSP2

• Today (2025): 15,525 people
• By 2030: 16,132 · +3.9%
• By 2040: 17,428 · +12.3%
• By 2050: 18,791 · +21.0%
• By 2075: 22,822 · +47.0%
• By 2100: 25,592 · +64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Portuguese 4% Iranian 4% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Converse

• 2024 margin: Solid R (+73.5) · D 12.7% · R 86.2% · Other 1.1%
• 2008→2024 swing: -18.6pp toward R · 2008: -54.9pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+72.5 2016: R+74.0 2012: R+62.9 2008: R+54.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.31%
• Current HPI: 370.62
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+64.6% since first listed

9 events — show timeline

• 2026-05-05 Pending — WMLS
• 2026-04-27 Listed $395,000 WMLS
• 2024-04-26 Sold (Public Records) — Public Records
• 2024-02-05 Rental Removed $750 APPFOLIO
• 2024-01-04 Listed for Rent $750 APPFOLIO
• 2023-09-10 Rental Removed $750 APPFOLIO
• 2023-08-31 Listed for Rent $750 APPFOLIO
• 2020-10-30 Sold (MLS) — WMLS
• 2020-03-18 Listed $240,000 WMLS

Property tax history

+5.4%/yr

Latest (2025): $1,839 · +20.1% YoY. Source: county tax records.