405 Utah St · Medicine Bow, WY 82639

$77,777

2 bd · 3.0 ba · 968 sqft · SingleFamily public records · 3 Days on market

Built 1920 6,098 sqft lot $80/sqft · 30% above area Est $60k · 30% over

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +6.7/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great investment opportunity in Medicine Bow, WY! Home was previously used as a rental. Great living room with impressive brick fireplace to cozy up on the cold winter days. Mudroom in back of home. Fenced backyard. One car detached garage. Additional 4 parking spots on the side of the home. Home needs TLC and is being sold in "as-is", "where-is" condition with no warranties expressed or implied by seller. All personal property in the home and on the lot are included in sale.

Key facts

• Outdoor storage
• Existing shed
• Rental income

Tags

• INVESTMENT OPPORTUNITY
• HISTORIC MEDICINE BOW
• OUTDOOR STORAGE
• EXISTING SHED
• QUIET RURAL COMMUNITY
• RENTAL INCOME

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Cedar construction
• Exterior features: Lot approximately 0.14 acres

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Vinyl
• Heating & cooling: Forced air heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).

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: amenities F, commute F, employment F.
• Carbon County School District #2 (rural): math 48% / reading 57% proficiency, ranked #21 of 41 in WY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Saratoga Elementary (math 42% / reading 57%, grade D, #87 of 151 statewide, top 64%, 187 students, 26% FRL); Saratoga Middle/High School (math 52% / reading 62%, grade C, #16 of 75 statewide, top 22%, 135 students, 18% FRL).
• Market conditions: 3 active listings in the ZIP; 40 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($538 loan paydown + $3k appreciation (3.3% local appreciation)).
• Carbon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,777

Questions for the listing agent

1. Built in 1920 — 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. 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: 1.35% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.38%
• DSCR: 1.91
• GRM: 6.2

CMA / ARV

• ARV (median comp): $60,028
• List price: $77,777
• Delta: 49.56%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.58×
• Total profit: $34,321
• Equity at exit: $36,489

10-year hold

• IRR: 27.6%
• Equity multiple: 5.01×
• Total profit: $87,392
• Equity at exit: $57,443

Cash invested: $21,778 (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 82639

• Home prices YoY: 2.7%
• Active inventory: 3
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$408
• Tax from tax record: −$20 /mo · $246/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $370

Break-even live

Break-even rent $583

Max offer price $77,777

Occupancy floor 60%

Sensitivity live

Price	-10% $414	-5% $392	+0% $370	+5% $348	+10% $326
Rent	-10% $287	-5% $328	+0% $370	+5% $411	+10% $453
Rate	-1.0pp $409	-0.5pp $390	base $370	+0.5pp $350	+1.0pp $329

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: $19,444
• Closing costs: $2,333
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $77,777 Active 3 DOM
2. 2026-06-18
   pricedays on marketlisting id $77,777 Active 1 DOM
3. 2026-06-10
   days on market $89,777 Active 145 DOM
4. 2026-06-09
   days on market $89,777 Active 144 DOM
5. 2026-06-08
   days on market $89,777 Active 143 DOM
6. 2026-06-07
   days on market $89,777 Active 142 DOM
7. 2026-06-05
   days on market $89,777 Active 139 DOM
8. 2026-06-02
   days on market $89,777 Active 137 DOM
9. 2026-06-01
   days on market $89,777 Active 136 DOM
10. 2026-05-31
    days on market $89,777 Active 135 DOM
11. 2026-05-30
    days on market $89,777 Active 134 DOM
12. 2026-05-02
    price $89,777 624-char remark
13. 2026-01-16
    listed $99,977 Active 624-char remark
14. 2022-05-09
    soldstatus 500-char remark

    Show marketing remark (500 chars)

    Great investment opportunity in Medicine Bow, WY! Home was previously used as a rental. Great living room with impressive brick fireplace to cozy up on the cold winter days. Mudroom in back of home. Fenced backyard. One car detached garage. Additional 4 parking spots on the side of the home. Home needs TLC and is being sold in "as-is", "where-is" condition with no warranties expressed or implied by seller. All personal property in the home and on the lot are included in sale.

15. 2022-05-09
    soldstatus

    Show marketing remark (500 chars)

    Great investment opportunity in Medicine Bow, WY! Home was previously used as a rental. Great living room with impressive brick fireplace to cozy up on the cold winter days. Mudroom in back of home. Fenced backyard. One car detached garage. Additional 4 parking spots on the side of the home. Home needs TLC and is being sold in "as-is", "where-is" condition with no warranties expressed or implied by seller. All personal property in the home and on the lot are included in sale.

16. 2022-04-05
    listed $35,000 500-char remark

    Show marketing remark (500 chars)

    Great investment opportunity in Medicine Bow, WY! Home was previously used as a rental. Great living room with impressive brick fireplace to cozy up on the cold winter days. Mudroom in back of home. Fenced backyard. One car detached garage. Additional 4 parking spots on the side of the home. Home needs TLC and is being sold in "as-is", "where-is" condition with no warranties expressed or implied by seller. All personal property in the home and on the lot are included in sale.

ⓘ 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: $246 · $20/mo
• Projected year-2 tax: $474 · $40/mo
• Expected delta: +$229/yr (+$19/mo · 93.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥87°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: $12,617
• − Mortgage interest: −$4,357
• − Property taxes: −$246
• − Insurance: −$389
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,263
• Taxable income: $3,344
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $3,636/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: Carbon County School District #2
• NCES district ID: 5601700
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $50,806
• Composite: 44.9/100
• National rank: #2714
• State rank: #21 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

• Census place: Medicine Bow, WY
• Population (ZIP): 649

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 15,217 people
• By 2030: 14,977 · -1.6%
• By 2040: 14,430 · -5.2%
• By 2050: 14,381 · -5.5%
• By 2075: 14,566 · -4.3%
• By 2100: 13,729 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: American 5% Dutch 3% Italian 2%
• Foreign-born: 12% · Canada
• Languages at home: 89% English-only · Spanish 6%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+58.1) · D 20.1% · R 78.3% · Other 1.6%
• 2008→2024 swing: -29.0pp toward R · 2008: -29.1pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+53.8 2016: R+50.5 2012: R+31.6 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.34%
• Current HPI: 127.8273
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+122.2% since first listed

6 events — show timeline

• 2026-06-18 Listed $77,777 WMLS
• 2026-05-02 Price Changed $89,777 WMLS
• 2026-01-16 Listed $99,977 WMLS
• 2022-05-09 Sold (Public Records) — Public Records
• 2022-05-09 Sold (MLS) — WMLS
• 2022-04-05 Listed $35,000 WMLS

Property tax history

-0.2%/yr

Latest (2025): $246 · -25.0% YoY. Source: county tax records.