227 N Main St · Lyman, WY 82937

$165,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 42 Days on market

Built 1950 5,663 sqft lot Est $268k · 38% under ↓ 15% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and affordable 3 bedroom and 1 bath home in Lyman. Vintage, but super well-kept! Mature trees & bushes add to the appeal. Complete with two separate living spaces and a spacious detached garage for storage/vehicles. Call Bobbi Dolezal 307-747-5059 for more information.

Key facts

• Full bathroom
• Double basin sink
• Gas stove

Tags

• DOUBLE BASIN SINK
• GAS STOVE
• EAT-IN DINING
• FULL BATHROOM
• TUB WITH SHOWER SURROUND
• DEDICATED LAUNDRY ROOM

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential single-family home
• Construction: Aluminum siding
• Exterior features: Chain link fencing; Asphalt roof

Interior

• Flooring: Carpet; Vinyl
• Heating & cooling: Forced air heating
• Interior features: Carpet and vinyl flooring; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-9 ($-103/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (23.9% below list).
• Recommended offer: $126k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Market conditions: 54 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 $1k of loan paydown is wiped out by about $5k 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 42 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,522 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $268,272
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 E Walnut St	0.13mi	3/2.0	1,236 (-5%)	9mo	$234,800	$190	75
125 W Pine St	0.18mi	3/2.0	1,235 (-5%)	13mo	$325,000	$263	69
310 W Lincoln St	0.43mi	3/1.8	1,323 (+2%)	6mo	$270,000	$204	68
316 Willow St	0.50mi	3/2.0	1,288 (-1%)	9mo	$195,000	$151	64
215 East St N	0.24mi	3/2.5	1,424 (+10%)	5mo	$309,000	$217	62
221 East St N	0.25mi	3/2.5	1,424 (+10%)	6mo	$309,000	$217	61
331 Village Dr	0.61mi	3/2.0	1,252 (-3%)	9mo	$259,000	$207	54
611 W Lincoln Street St	0.74mi	4/1.0 (+1)	1,296 (0%)	13mo	$260,000	$201	49
333 Village Dr	0.72mi	3/2.0	1,252 (-3%)	11mo	$259,000	$207	48
502 W Lincoln St	0.57mi	3/1.8	1,400 (+8%)	14mo	$275,000	$196	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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-27,351
• Equity at exit: $24,602

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-24,793
• Equity at exit: $14,266

Cash invested: $46,200 (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: 54
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$66 /mo · $794/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-9

Break-even live

Break-even rent $1,266

Max offer price $163,485

Occupancy floor 96%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-05
   status $165,000 Pending 42 DOM
2. 2026-06-04
   days on market $165,000 Active 42 DOM
3. 2026-06-03
   days on market $165,000 Active 41 DOM
4. 2026-06-02
   days on market $165,000 Active 40 DOM
5. 2026-06-01
   days on market $165,000 Active 39 DOM
6. 2026-05-31
   days on market $165,000 Active 38 DOM
7. 2026-05-21
   price $165,000
8. 2026-04-23
   listed $170,000 Active
9. 2023-11-20
   soldstatus Closed 284-char remark

   Show marketing remark (284 chars)

   Charming and affordable 3 bedroom and 1 bath home in Lyman. Vintage, but super well-kept! Mature trees & bushes add to the appeal. Complete with two separate living spaces and a spacious detached garage for storage/vehicles. Call Bobbi Dolezal 307-747-5059 for more information.

10. 2023-11-20
    soldstatus

    Show marketing remark (284 chars)

    Charming and affordable 3 bedroom and 1 bath home in Lyman. Vintage, but super well-kept! Mature trees & bushes add to the appeal. Complete with two separate living spaces and a spacious detached garage for storage/vehicles. Call Bobbi Dolezal 307-747-5059 for more information.

11. 2023-10-27
    historical Active Under Contract 284-char remark

    Show marketing remark (284 chars)

    Charming and affordable 3 bedroom and 1 bath home in Lyman. Vintage, but super well-kept! Mature trees & bushes add to the appeal. Complete with two separate living spaces and a spacious detached garage for storage/vehicles. Call Bobbi Dolezal 307-747-5059 for more information.

12. 2023-10-13
    price $180,000 284-char remark

    Show marketing remark (284 chars)

    Charming and affordable 3 bedroom and 1 bath home in Lyman. Vintage, but super well-kept! Mature trees & bushes add to the appeal. Complete with two separate living spaces and a spacious detached garage for storage/vehicles. Call Bobbi Dolezal 307-747-5059 for more information.

13. 2023-08-02
    listed $195,000 Active 284-char remark

    Show marketing remark (284 chars)

    Charming and affordable 3 bedroom and 1 bath home in Lyman. Vintage, but super well-kept! Mature trees & bushes add to the appeal. Complete with two separate living spaces and a spacious detached garage for storage/vehicles. Call Bobbi Dolezal 307-747-5059 for more information.

ⓘ 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: $794 · $66/mo
• Projected year-2 tax: $1,007 · $84/mo
• Expected delta: +$212/yr (+$18/mo · 26.8%)

ⓘ 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 · 21 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: $15,063
• − Mortgage interest: −$9,243
• − Property taxes: −$794
• − Insurance: −$825
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$4,800
• Taxable loss: −$3,009
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $619/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

• Census place: Lyman, WY
• 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

-15.4% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $165,000 WMLS
• 2026-04-23 Listed $170,000 WMLS
• 2023-11-20 Sold (Public Records) — Public Records
• 2023-11-20 Sold (MLS) — WMLS
• 2023-10-27 Contingent — WMLS
• 2023-10-13 Price Changed $180,000 WMLS
• 2023-08-02 Listed $195,000 WMLS

Property tax history

+6.8%/yr

Latest (2025): $794 · -24.1% YoY. Source: county tax records.