1905 Sage Ln · Worland, WY 82401

$110,000

3 bd · 2.0 ba · 1,216 sqft · Other · 13 Days on market

Built 1979 6,325 sqft lot

---

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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Covered deck
• Deck with doggy door
• Completely fenced

Tags

• DETACHED GARAGE
• COMPLETELY FENCED
• COVERED DECK
• DECK WITH DOGGY DOOR
• STORAGE SHED

Property features AI

Exterior

• Home design: House
• Exterior features: Lot approximately 6,325 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.1% vs local median 3.1% in Worland — 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 74/100 on livability (#16 in WY, #4,423 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Washakie County School District #1 (town): math 59% / reading 64% proficiency, ranked #10 of 41 in WY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 65 active listings in the ZIP; 5 units permitted in Washakie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washakie County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $110,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.04% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 8.0

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,460
• Equity at exit: $16,401

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $19,650
• Equity at exit: $9,511

Cash invested: $30,800 (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 82401

• Active inventory: 65
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $258

Break-even live

Break-even rent $815

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $320	-5% $289	+0% $258	+5% $227	+10% $196
Rent	-10% $168	-5% $213	+0% $258	+5% $303	+10% $348
Rate	-1.0pp $313	-0.5pp $286	base $258	+0.5pp $229	+1.0pp $200

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   soldstatus
2. 2026-03-06
   historical Under Contract
3. 2026-02-21
   listed $110,000 Active
4. 2021-06-04
   soldstatus
5. 2021-06-04
   soldstatus
6. 2021-05-10
   listed $72,000
7. 2008-11-06
   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: $252 · $21/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$419/yr (+$35/mo · 166.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,694
• − Mortgage interest: −$6,162
• − Property taxes: −$252
• − Insurance: −$550
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,200
• Taxable income: $1,339
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,772/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: Washakie County School District #1
• NCES district ID: 5606240
• Math proficiency: 59% ▼ -5.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $48,118
• Composite: 52.13/100
• National rank: #1617
• State rank: #10 of 41 in WY

Livability — Worland

• Score: 74/100
• State rank: #16
• US rank: #4423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worland, WY
• Population (ZIP): 7,053

Population outlook (Washakie County) Hauer SSP2

• Today (2025): 7,947 people
• By 2030: 7,658 · -3.6%
• By 2040: 6,969 · -12.3%
• By 2050: 6,237 · -21.5%
• By 2075: 4,611 · -42.0%
• By 2100: 2,994 · -62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 15%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 5% Iranian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Washakie

• 2024 margin: Solid R (+64.3) · D 17.1% · R 81.4% · Other 1.6%
• 2008→2024 swing: -17.5pp toward R · 2008: -46.8pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+64.7 2016: R+64.0 2012: R+56.7 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.46%
• Current HPI: 186.0211
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+52.8% since first listed

7 events — show timeline

• 2026-05-11 Sold (Public Records) — Public Records
• 2026-03-06 Contingent — ForSaleByOwner.com
• 2026-02-21 Listed $110,000 ForSaleByOwner.com
• 2021-06-04 Sold (Public Records) — Public Records
• 2021-06-04 Sold (MLS) — WMLS
• 2021-05-10 Listed $72,000 WMLS
• 2008-11-06 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $252 · -14.5% YoY. Source: county tax records.