161 Lodgepole Dr · Evanston, WY 82930

$199,900

3 bd · 2.0 ba · 1,056 sqft · MultiFamily public records · 66 Days on market

Built 1982 3,920 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Come see this beautifully kept twin home that is all one level! It has been well maintained with new cement steps and gutters. Heating is very efficient with a new gas fireplace installed in the kitchen. With a beautiful fenced back yard that includes a sprinkler system, this is one you will want to see! Call/text listing agent Monica Weston at 307-679-5516 to schedule a viewing.

Key facts

• Gas fireplace
• Updated flooring
• Refreshed kitchen

Tags

• UPDATED FLOORING
• REFRESHED KITCHEN
• GAS FIREPLACE
• FULLY FENCED BACKYARD
• UNDERGROUND SPRINKLER SYSTEM
• MAINTENANCE-FREE VINYL SIDING

Property features AI

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck; Wood fencing

Interior

• Kitchen: Range; Oven; Refrigerator; Dryer
• Flooring: Laminate
• Interior features: Gas fireplace
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (37.8% below list).
• Recommended offer: $124k (37.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.9% in Evanston — 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 61/100 on livability (#112 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Uinta County School District #1 (town): math 54% / reading 57% proficiency, ranked #17 of 41 in WY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Evanston Elementary (math 57% / reading 52%, grade C, #62 of 151 statewide, top 49%, 308 students, 63% FRL); Davis Middle School (math 62% / reading 63%, grade B+, #13 of 55 statewide, top 22%, 322 students, 48% FRL); Evanston High School (math 49% / reading 59%, grade C-, #24 of 75 statewide, top 35%, 747 students, 48% FRL) — zoned schools average 53% FRL vs 32% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 115 active listings in the ZIP; 50 units permitted in Uinta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Uinta County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,366 (37.8% 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 66 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.62% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $96,299
• Equity at exit: $180,086

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $293,176
• Equity at exit: $388,362

Cash invested: $55,972 (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 82930

• Home prices YoY: 4.4%
• Active inventory: 115
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-196

Break-even live

Break-even rent $1,491

Max offer price $165,325

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-139	+0% $-196	+5% $-252	+10% $-309
Rent	-10% $-294	-5% $-245	+0% $-196	+5% $-147	+10% $-97
Rate	-1.0pp $-95	-0.5pp $-145	base $-196	+0.5pp $-248	+1.0pp $-300

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-21
   status Pending
2. 2026-04-22
   price $199,900
3. 2026-04-16
   price $222,000
4. 2026-04-07
   price $224,900
5. 2026-03-16
   listed $230,000 Active
6. 2022-06-24
   soldstatus
7. 2022-06-13
   soldstatus 382-char remark

   Show marketing remark (382 chars)

   Come see this beautifully kept twin home that is all one level! It has been well maintained with new cement steps and gutters. Heating is very efficient with a new gas fireplace installed in the kitchen. With a beautiful fenced back yard that includes a sprinkler system, this is one you will want to see! Call/text listing agent Monica Weston at 307-679-5516 to schedule a viewing.

8. 2022-05-17
   listed $149,900 382-char remark

   Show marketing remark (382 chars)

   Come see this beautifully kept twin home that is all one level! It has been well maintained with new cement steps and gutters. Heating is very efficient with a new gas fireplace installed in the kitchen. With a beautiful fenced back yard that includes a sprinkler system, this is one you will want to see! Call/text listing agent Monica Weston at 307-679-5516 to schedule a viewing.

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $1,219 · $102/mo
• Expected delta: +$660/yr (+$55/mo · 117.9%)

ⓘ 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 7 d/yr ≥85°F today · 18 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: $14,924
• − Mortgage interest: −$11,198
• − Property taxes: −$560
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$5,815
• Taxable loss: −$6,036
• Est. tax savings @ 24.0%: +$1,449
• After-tax cash flow: $-900/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 #1
• NCES district ID: 5602760
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $53,206
• Composite: 47.65/100
• National rank: #2247
• State rank: #17 of 41 in WY

Livability — Evanston

• Score: 61/100
• State rank: #112
• US rank: #17873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evanston, WY
• Population (ZIP): 14,836

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 8% Italian 4% Scottish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 16.96%
• Current HPI: 401.04
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+33.4% since first listed

8 events — show timeline

• 2026-05-21 Pending — WMLS
• 2026-04-22 Price Changed $199,900 WMLS
• 2026-04-16 Price Changed $222,000 WMLS
• 2026-04-07 Price Changed $224,900 WMLS
• 2026-03-16 Listed $230,000 WMLS
• 2022-06-24 Sold (Public Records) — Public Records
• 2022-06-13 Sold (MLS) — WMLS
• 2022-05-17 Listed $149,900 WMLS

Property tax history

+2.9%/yr

Latest (2025): $560 · -22.7% YoY. Source: county tax records.