1340 W C St · Torrington, WY 82240

$44,900

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 162 Days on market

Built 1930 5,227 sqft lot

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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 +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Centrally located
• Room to build a shop
• Larger lot

Tags

• CENTRALLY LOCATED
• WALKING DISTANCE TO PARK
• LARGER LOT
• ROOM TO BUILD A SHOP
• ROOM TO BUILD A GARAGE
• LARGE ROI INCOME POTENTIAL

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Stucco construction; Asphalt roof
• Exterior features: 0.12-acre lot

Interior

• Interior features: Partial basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($807 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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).
• This rent is only 16% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (18%) 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 $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.53%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $95,472
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1796 W C St	0.32mi	2/1.0	624 (-11%)	3mo	$30,000	$48	64
1834 E E St	0.64mi	2/1.0	792 (+13%)	4mo	$139,000	$176	45
2302 E B St	0.70mi	1/1.0 (-1)	660 (-6%)	9mo	$90,000	$136	45

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: 31.1%
• Equity multiple: 2.31×
• Total profit: $16,415
• Equity at exit: $6,695

10-year hold

• IRR: 38.3%
• Equity multiple: 4.56×
• Total profit: $44,755
• Equity at exit: $3,882

Cash invested: $12,572 (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: 4.6×

Monthly cashflow live

• Estimated rent: $807 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$11 /mo · $130/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $372

Break-even live

Break-even rent $335

Max offer price $44,900

Occupancy floor 49%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $44,900 Active 162 DOM
2. 2026-06-18
   days on market $44,900 Active 161 DOM
3. 2026-06-17
   days on market $44,900 Active 160 DOM
4. 2026-06-16
   days on market $44,900 Active 159 DOM
5. 2026-06-15
   days on market $44,900 Active 158 DOM
6. 2026-06-14
   days on market $44,900 Active 156 DOM
7. 2026-06-13
   days on market $44,900 Active 155 DOM
8. 2026-06-10
   days on market $44,900 Active 153 DOM
9. 2026-06-09
   days on market $44,900 Active 152 DOM
10. 2026-06-08
    days on market $44,900 Active 151 DOM
11. 2026-06-07
    days on market $44,900 Active 150 DOM
12. 2026-06-03
    days on market $44,900 Active 146 DOM
13. 2026-06-02
    days on market $44,900 Active 145 DOM
14. 2026-06-01
    days on market $44,900 Active 144 DOM
15. 2026-05-31
    days on market $44,900 Active 143 DOM
16. 2026-05-30
    days on market $44,900 Active 142 DOM
17. 2026-01-27
    price $44,900
18. 2026-01-05
    listed $54,900 Active
19. 2025-02-10
    price $29,900
20. 2024-05-18
    price $38,500
21. 2023-06-27
    listed $39,500 Active
22. 2022-06-30
    soldstatus
23. 2022-06-30
    soldstatus
24. 2021-07-28
    listed $12,000
25. 2020-03-04
    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: $130 · $11/mo
• Projected year-2 tax: $274 · $23/mo
• Expected delta: +$144/yr (+$12/mo · 111.2%)

ⓘ 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 · 20 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: $9,679
• − Mortgage interest: −$2,515
• − Property taxes: −$130
• − Insurance: −$224
• − Repairs & maintenance: −$774
• − Management: −$774
• − Depreciation: −$1,306
• Taxable income: $3,955
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $3,517/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

+274.2% since first listed

9 events — show timeline

• 2026-01-27 Price Changed $44,900 WMLS
• 2026-01-05 Listed $54,900 WMLS
• 2025-02-10 Price Changed $29,900 CBR
• 2024-05-18 Price Changed $38,500 WMLS
• 2023-06-27 Listed $39,500 WMLS
• 2022-06-30 Sold (Public Records) — Public Records
• 2022-06-30 Sold (MLS) — WMLS
• 2021-07-28 Listed $12,000 WMLS
• 2020-03-04 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $130 · -23.8% YoY. Source: county tax records.