1425 Murray #116 St · Rawlins, WY 82301

$49,850

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 42 Days on market

Built 2007 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 2007
• Listed 41 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Mobile home (manufactured detached); Residential property
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Range / Oven; Microwave; Refrigerator; Disposal
• Flooring: Carpet; Vinyl
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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 $344 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y 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.

Recommended offer $48,354 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.42% ✓
• Cap rate: 20.92%
• Cash-on-cash: 52.24%
• DSCR: 3.32
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $156,864
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 E Maple St	0.64mi	3/1.0	1,269 (+4%)	2mo	$162,500	$128	57
1900 Dunphail St	0.44mi	3/1.0	1,350 (+11%)	12mo	$129,900	$96	47
413 Mcmicken St	0.61mi	3/1.0	1,275 (+5%)	22mo	$165,000	$129	41
2318 Cutty Sark Blvd	0.72mi	3/1.8	1,352 (+11%)	12mo	$250,000	$185	37
2318 Dunblane Dr	0.71mi	3/1.8	1,352 (+11%)	15mo	$265,000	$196	35
402 E Walnut St	0.70mi	2/1.0 (-1)	1,340 (+10%)	19mo	$99,900	$75	25

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: 50.2%
• Equity multiple: 3.20×
• Total profit: $30,641
• Equity at exit: $7,433

10-year hold

• IRR: 55.7%
• Equity multiple: 6.49×
• Total profit: $76,588
• Equity at exit: $4,310

Cash invested: $13,958 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$261
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $608

Break-even live

Break-even rent $436

Max offer price $49,850

Occupancy floor 45%

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: $12,462
• Closing costs: $1,496
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $49,850 Active 42 DOM
2. 2026-06-18
   days on market $49,850 Active 41 DOM
3. 2026-06-17
   days on market $49,850 Active 40 DOM
4. 2026-06-16
   days on market $49,850 Active 39 DOM
5. 2026-06-15
   days on market $49,850 Active 38 DOM
6. 2026-06-14
   days on market $49,850 Active 36 DOM
7. 2026-06-12
   days on market $49,850 Active 35 DOM
8. 2026-06-09
   days on market $49,850 Active 32 DOM
9. 2026-06-08
   days on market $49,850 Active 31 DOM
10. 2026-06-07
    days on market $49,850 Active 30 DOM
11. 2026-06-03
    days on market $49,850 Active 26 DOM
12. 2026-06-02
    days on market $49,850 Active 25 DOM
13. 2026-06-01
    days on market $49,850 Active 24 DOM
14. 2026-05-31
    days on market $49,850 Active 23 DOM
15. 2026-05-30
    days on market $49,850 Active 22 DOM
16. 2026-05-07
    listed $49,850 Active
17. 2023-09-02
    historical
18. 2023-08-11
    listed
19. 2022-05-06
    soldstatus
20. 2022-03-18
    soldstatus
21. 2022-02-08
    listed $45,000
22. 2022-01-18
    listed $45,000
23. 2021-10-22
    soldstatus
24. 2021-07-08
    listed $12,000
25. 2019-01-28
    soldstatus
26. 2019-01-18
    soldstatus
27. 2018-12-26
    listed $24,000
28. 2018-11-13
    listed $30,000
29. 2017-06-19
    listed $27,500
30. 2016-11-21
    listed $33,500
31. 2016-06-02
    listed $46,500
32. 2014-10-30
    listed $48,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,463
• − Mortgage interest: −$2,792
• − Property taxes: −$748
• − Insurance: −$249
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,450
• Taxable income: $6,909
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $5,633/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

The home is in good condition with cosmetic updates needed to enhance its resale value. The kitchen and bathrooms require minor repairs and updates to modernize the space.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — basic and dated
• Minor kitchen appliances — dated and possibly worn

Value-add opportunities

• Resale paint interior walls — Fresh paint can significantly improve the home's curb appeal
• Resale replace kitchen countertops — Modern countertops can enhance the kitchen's functionality and aesthetics
• Resale update kitchen cabinets — Fresh cabinets can give the kitchen a more modern and updated look

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · basic and dated	Minor	$500–3,000
kitchen appliances · dated and possibly worn	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can significantly improve the home's curb appeal ↑
• Resale replace kitchen countertops — Modern countertops can enhance the kitchen's functionality and aesthetics ↑
• Resale update kitchen cabinets — Fresh cabinets can give the kitchen a more modern and updated look ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+3.9% since first listed

17 events — show timeline

• 2026-05-07 Listed $49,850 WMLS
• 2023-09-02 Rental Removed — APPFOLIO
• 2023-08-11 Listed for Rent — APPFOLIO
• 2022-05-06 Sold (MLS) — WMLS
• 2022-03-18 Sold (MLS) — WMLS
• 2022-02-08 Listed $45,000 WMLS
• 2022-01-18 Listed $45,000 WMLS
• 2021-10-22 Sold (MLS) — WMLS
• 2021-07-08 Listed $12,000 WMLS
• 2019-01-28 Sold (MLS) — WMLS
• 2019-01-18 Sold (MLS) — WMLS
• 2018-12-26 Listed $24,000 WMLS
• 2018-11-13 Listed $30,000 WMLS
• 2017-06-19 Listed $27,500 WMLS
• 2016-11-21 Listed $33,500 WMLS
• 2016-06-02 Listed $46,500 WMLS
• 2014-10-30 Listed $48,000 WMLS