248 Man O War Dr · Medicine Bow, WY 82329

$129,000

2 bd · 1.0 ba · 1,511 sqft · SingleFamily public records · 57 Days on market

Built 2009 107 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This off-grid home has the potential to be a private oasis nestled on 107 acres, located in a highly sought after area known for antelope hunting! Here you will find a rare opportunity to embrace peace and solitude. While this house needs some elbow grease to truly shine, it offers limitless potential for anyone ready to bring their vision to life. Whether you are seeking a sustainable lifestyle or just looking for an occasional get-away, this property is set up for solar panels and/or generator power. Low voltage refrigerator and freezer. 500 gallon water storage, wood stove, septic, washer and dryer. Located in the WyTex Ranch with unobstructed views for miles!

Key facts

• Wood stove
• Generator power
• Unobstructed views

Tags

• 107 ACRES
• SOLAR PANELS
• GENERATOR POWER
• 500-GALLON WATER STORAGE
• WOOD STOVE
• UNOBSTRUCTED VIEWS

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Home design: Single-family residence (rural residential)
• Exterior features: Located on a 107-acre lot; Part of WYTEX RANCH subdivision

Interior

• Bathrooms: Contains one three-quarter bathroom
• Interior features: One three-quarter bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $76 ($910/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 (14.2% below list).
• Recommended offer: $111k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#127 in WY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, amenities F, commute F.
• Albany County School District #1 (town): math 51% / reading 59% proficiency, ranked #19 of 41 in WY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 99 units permitted in Albany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Albany County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $110,669 (14.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 0.86% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.56×
• Total profit: $20,331
• Equity at exit: $58,004

10-year hold

• IRR: 12.2%
• Equity multiple: 2.82×
• Total profit: $65,570
• Equity at exit: $89,391

Cash invested: $36,120 (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 82329

• Active inventory: 32
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $76

Break-even live

Break-even rent $1,011

Max offer price $129,000

Occupancy floor 88%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $129,000 Active 57 DOM
2. 2026-06-18
   days on market $129,000 Active 56 DOM
3. 2026-06-17
   days on market $129,000 Active 55 DOM
4. 2026-06-16
   days on market $129,000 Active 54 DOM
5. 2026-06-15
   days on market $129,000 Active 53 DOM
6. 2026-06-14
   days on market $129,000 Active 51 DOM
7. 2026-06-12
   days on market $129,000 Active 50 DOM
8. 2026-06-09
   days on market $129,000 Active 47 DOM
9. 2026-06-08
   days on market $129,000 Active 46 DOM
10. 2026-06-07
    days on market $129,000 Active 45 DOM
11. 2026-06-05
    days on market $129,000 Active 42 DOM
12. 2026-06-03
    days on market $129,000 Active 41 DOM
13. 2026-06-02
    days on market $129,000 Active 40 DOM
14. 2026-06-01
    days on market $129,000 Active 39 DOM
15. 2026-05-31
    days on market $129,000 Active 38 DOM
16. 2026-05-30
    days on market $129,000 Active 37 DOM
17. 2026-04-23
    listed $129,000 Active 671-char remark

    Show marketing remark (671 chars)

    This off-grid home has the potential to be a private oasis nestled on 107 acres, located in a highly sought after area known for antelope hunting! Here you will find a rare opportunity to embrace peace and solitude. While this house needs some elbow grease to truly shine, it offers limitless potential for anyone ready to bring their vision to life. Whether you are seeking a sustainable lifestyle or just looking for an occasional get-away, this property is set up for solar panels and/or generator power. Low voltage refrigerator and freezer. 500 gallon water storage, wood stove, septic, washer and dryer. Located in the WyTex Ranch with unobstructed views for miles!

18. 2026-04-23
    listed $129,000 Active

    Show marketing remark (671 chars)

    This off-grid home has the potential to be a private oasis nestled on 107 acres, located in a highly sought after area known for antelope hunting! Here you will find a rare opportunity to embrace peace and solitude. While this house needs some elbow grease to truly shine, it offers limitless potential for anyone ready to bring their vision to life. Whether you are seeking a sustainable lifestyle or just looking for an occasional get-away, this property is set up for solar panels and/or generator power. Low voltage refrigerator and freezer. 500 gallon water storage, wood stove, septic, washer and dryer. Located in the WyTex Ranch with unobstructed views for miles!

19. 2026-03-17
    listed $129,000 Active 129-char remark

    Show marketing remark (129 chars)

    Completely off grid. Septic, well, propane, wood stove. Needs finishing. Call 720-450-6933. Motivated for quick sale. Cash only.

20. 2026-03-17
    listed $129,000 Active

    Show marketing remark (129 chars)

    Completely off grid. Septic, well, propane, wood stove. Needs finishing. Call 720-450-6933. Motivated for quick sale. Cash only.

21. 2024-05-31
    price $129,000
22. 2024-04-16
    status Active
23. 2024-04-16
    price $139,000
24. 2023-06-22
    listed $159,000
25. 2023-06-22
    listed $159,000
26. 2021-06-21
    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: $818 · $68/mo
• Projected year-2 tax: $818 · $68/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,280
• − Mortgage interest: −$7,226
• − Property taxes: −$818
• − Insurance: −$645
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,753
• Taxable loss: −$1,286
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $1,219/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: Albany County School District #1
• NCES district ID: 5600730
• Math proficiency: 51% ▼ -11.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $43,169
• Composite: 46.25/100
• National rank: #2485
• State rank: #19 of 41 in WY

Livability — Medicine Bow

• Score: 59/100
• State rank: #127
• US rank: #20369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 336

Population outlook (Albany County) Hauer SSP2

• Today (2025): 43,687 people
• By 2030: 46,862 · +7.3%
• By 2040: 53,248 · +21.9%
• By 2050: 60,547 · +38.6%
• By 2075: 82,326 · +88.4%
• By 2100: 102,008 · +133.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Native American 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 10% Portuguese 8% Serbian 4%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Albany

• 2024 margin: Toss-up / Even · D 47.5% · R 50.6% · Other 1.9%
• 2008→2024 swing: -7.3pp toward R · 2008: 4.1pp · 2024: -3.2pp
• All cycles: 2024: R+3.2 2020: D+2.8 2016: R+4.3 2012: R+2.5 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-18.9% since first listed

10 events — show timeline

• 2026-04-23 Listed $129,000 WMLS
• 2026-04-23 Listed $129,000 CBR
• 2026-03-17 Listed $129,000 ForSaleByOwner.com
• 2026-03-17 Listed $129,000 ForSaleByOwner.com
• 2024-05-31 Price Changed $129,000 LBOR
• 2024-04-16 Relisted — LBOR
• 2024-04-16 Price Changed $139,000 LBOR
• 2023-06-22 Listed $159,000 LBOR
• 2023-06-22 Listed $159,000 LBOR
• 2021-06-21 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $818 · -8.3% YoY. Source: county tax records.