15 Taylor Ave · Marbleton, WY 83113

$250,000

4 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 360 Days on market

Built 1942 6,969 sqft lot $185/sqft · 38% above area Est $286k · 13% under

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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 +13.2/15.0
• Appreciation +6.3/10.0
• Cash flow +6.2/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• 1% rule +0.2/10.0

Listing remarks MLS

Charming 1942 Home with Modern Addition in Marbleton Welcome to this delightful home in Marbleton, originally constructed in 1942 and thoughtfully expanded with a modern addition in 2003. This residence seamlessly blends classic charm with contemporary convenience, offering a perfect balance for today's lifestyle. Featuring four spacious bedrooms and two well-appointed bathrooms, this home provides ample space for family and guests. The attached garage adds convenience and ease, making daily life a breeze. Step inside to discover a warm and inviting atmosphere, where original architectural details meet modern upgrades. The addition enhances the living space, providing a seamless flow and additional room for relaxation and entertainment. Located in the heart of Marbleton, this property offers both tranquility and accessibility to local amenities. Don't miss the opportunity to own a piece of history with all the comforts of modern living. Schedule your viewing today!

Key facts

• Piece of history
• Seamless flow
• Modern addition

Tags

• MODERN ADDITION
• ORIGINAL ARCHITECTURAL DETAILS
• SEAMLESS FLOW
• LOCAL AMENITIES
• PIECE OF HISTORY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-453 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (48.1% below list).
• Recommended offer: $130k (48.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#17 in WY, #4,584 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Sublette County School District #9 (rural): math 50% / reading 51% proficiency, ranked #22 of 41 in WY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 31 active listings in the ZIP; 97 units permitted in Sublette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.6% local appreciation)).
• Sublette County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 10 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.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,830 (48.1% 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 360 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.52% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.76%
• DSCR: 0.65
• GRM: 16.0

CMA / ARV

• ARV (median comp): $286,379
• List price: $250,000
• Delta: -12.70%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.94×
• Total profit: $-4,482
• Equity at exit: $106,412

10-year hold

• IRR: 3.1%
• Equity multiple: 1.45×
• Total profit: $31,433
• Equity at exit: $159,473

Cash invested: $70,000 (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 83113

• Home prices YoY: 0.9%
• Active inventory: 31
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-453

Break-even live

Break-even rent $1,871

Max offer price $170,050

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-382	+0% $-453	+5% $-523	+10% $-594
Rent	-10% $-555	-5% $-504	+0% $-453	+5% $-401	+10% $-350
Rate	-1.0pp $-327	-0.5pp $-389	base $-453	+0.5pp $-517	+1.0pp $-583

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $250,000 Active 360 DOM
2. 2026-06-18
   days on market $250,000 Active 358 DOM
3. 2026-06-17
   days on market $250,000 Active 357 DOM
4. 2026-06-16
   days on market $250,000 Active 356 DOM
5. 2026-06-15
   days on market $250,000 Active 355 DOM
6. 2026-06-15
   days on market $250,000 Active 354 DOM
7. 2026-06-13
   days on market $250,000 Active 353 DOM
8. 2026-06-12
   days on market $250,000 Active 352 DOM
9. 2026-06-09
   days on market $250,000 Active 349 DOM
10. 2026-06-08
    days on market $250,000 Active 348 DOM
11. 2026-06-08
    days on market $250,000 Active 347 DOM
12. 2026-06-05
    days on market $250,000 Active 345 DOM
13. 2026-06-04
    days on market $250,000 Active 344 DOM
14. 2026-06-03
    days on market $250,000 Active 343 DOM
15. 2026-06-02
    days on market $250,000 Active 342 DOM
16. 2026-06-01
    days on market $250,000 Active 341 DOM
17. 2026-05-31
    days on market $250,000 Active 340 DOM
18. 2025-06-25
    listed $250,000 Active 980-char remark

    Show marketing remark (982 chars)

    Charming 1942 Home with Modern Addition in Marbleton Welcome to this delightful home in Marbleton, originally constructed in 1942 and thoughtfully expanded with a modern addition in 2003. This residence seamlessly blends classic charm with contemporary convenience, offering a perfect balance for today's lifestyle. Featuring four spacious bedrooms and two well-appointed bathrooms, this home provides ample space for family and guests. The attached garage adds convenience and ease, making daily life a breeze. Step inside to discover a warm and inviting atmosphere, where original architectural details meet modern upgrades. The addition enhances the living space, providing a seamless flow and additional room for relaxation and entertainment. Located in the heart of Marbleton, this property offers both tranquility and accessibility to local amenities. Don't miss the opportunity to own a piece of history with all the comforts of modern living. Schedule your viewing today!

19. 2025-06-25
    listed $250,000 Active 982-char remark

    Show marketing remark (982 chars)

    Charming 1942 Home with Modern Addition in Marbleton Welcome to this delightful home in Marbleton, originally constructed in 1942 and thoughtfully expanded with a modern addition in 2003. This residence seamlessly blends classic charm with contemporary convenience, offering a perfect balance for today's lifestyle. Featuring four spacious bedrooms and two well-appointed bathrooms, this home provides ample space for family and guests. The attached garage adds convenience and ease, making daily life a breeze. Step inside to discover a warm and inviting atmosphere, where original architectural details meet modern upgrades. The addition enhances the living space, providing a seamless flow and additional room for relaxation and entertainment. Located in the heart of Marbleton, this property offers both tranquility and accessibility to local amenities. Don't miss the opportunity to own a piece of history with all the comforts of modern living. Schedule your viewing today!

20. 2024-06-26
    price $215,000
21. 2024-05-03
    status Active
22. 2024-04-19
    historical Active Under Contract
23. 2024-03-21
    listed $205,000 Active
24. 2024-02-08
    status Active
25. 2024-01-08
    historical Active Under Contract
26. 2023-05-17
    listed $205,000 Active
27. 2019-02-09
    soldstatus
28. 2019-02-08
    soldstatus
29. 2018-12-07
    listed $74,900
30. 2018-11-01
    listed $74,900
31. 2015-05-02
    listed $149,900
32. 2014-09-03
    listed $178,000
33. 2011-09-09
    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: $756 · $63/mo
• Projected year-2 tax: $1,525 · $127/mo
• Expected delta: +$769/yr (+$64/mo · 101.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 8 d/yr ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,580
• − Mortgage interest: −$14,004
• − Property taxes: −$756
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$7,273
• Taxable loss: −$10,196
• Est. tax savings @ 24.0%: +$2,447
• After-tax cash flow: $-2,984/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: Sublette County School District #9
• NCES district ID: 5601260
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $66,891
• Composite: 44.82/100
• National rank: #2738
• State rank: #22 of 41 in WY

Livability — Marbleton

• Score: 74/100
• State rank: #17
• US rank: #4584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marbleton, WY
• Population (ZIP): 2,693

Population outlook (Sublette County) Hauer SSP2

• Today (2025): 9,166 people
• By 2030: 8,722 · -4.8%
• By 2040: 7,886 · -14.0%
• By 2050: 7,292 · -20.4%
• By 2075: 6,700 · -26.9%
• By 2100: 6,934 · -24.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 5% Portuguese 5% Scottish 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Sublette

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.2%
• 2008→2024 swing: -6.5pp toward R · 2008: -54.6pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+61.9 2016: R+64.3 2012: R+62.4 2008: R+54.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.57%
• Current HPI: 289.7
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+40.4% since first listed

16 events — show timeline

• 2025-06-25 Listed $250,000 WMLS
• 2025-06-25 Listed $250,000 TBOR
• 2024-06-26 Price Changed $215,000 TBOR
• 2024-05-03 Relisted — TBOR
• 2024-04-19 Contingent — TBOR
• 2024-03-21 Listed $205,000 TBOR
• 2024-02-08 Relisted — TBOR
• 2024-01-08 Contingent — TBOR
• 2023-05-17 Listed $205,000 TBOR
• 2019-02-09 Sold (MLS) — WFRMLS
• 2019-02-08 Sold (MLS) — TBOR
• 2018-12-07 Listed $74,900 TBOR
• 2018-11-01 Listed $74,900 WFRMLS
• 2015-05-02 Listed $149,900 TBOR
• 2014-09-03 Listed $178,000 WMLS
• 2011-09-09 Sold (Public Records) — Public Records

Property tax history

-2.8%/yr

Latest (2025): $756 · -21.6% YoY. Source: county tax records.