108 E 3rd St · Shoshoni, WY 82649

$75,000

2 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 6 Days on market

Built 1916 0.32 ac lot

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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 +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home makes for a great first time owner's house or investment property. House sold "as is, where is. " Partial basement/cellar for additional storage.

Key facts

• Expansive lot
• Undeveloped lot
• Brand new roof

Tags

• BRAND NEW ROOF
• UNFINISHED ADDITION
• WOOD FLOORS
• EXPANSIVE LOT
• UNDEVELOPED LOT
• STRONG INVESTMENT POTENTIAL

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential single-family property
• Exterior features: Covered patio/porch

Interior

• Kitchen: Refrigerator; Microwave; Range/Oven; Dishwasher not listed
• Flooring: Carpet; Laminate
• Heating & cooling: Window air conditioning units
• Interior features: Dryer; Refrigerator; Microwave; Range/Oven; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 66/100 on livability (#71 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Fremont County School District #24 (rural): math 51% / reading 55% proficiency, ranked #20 of 41 in WY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 22 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $1k appreciation (1.7% local appreciation)).
• Fremont County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1916 — 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: 1.34% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.53%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $158,372
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 W 2nd St	0.25mi	2/1.0	1,110 (-4%)	2mo	$152,000	$137	80
306 W 2nd St	0.25mi	3/1.5 (+1)	1,160 (+0%)	8mo	$59,900	$52	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.23×
• Total profit: $25,913
• Equity at exit: $28,542

10-year hold

• IRR: 25.3%
• Equity multiple: 4.24×
• Total profit: $68,095
• Equity at exit: $40,317

Cash invested: $21,000 (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 82649

• Home prices YoY: 1.2%
• Active inventory: 6
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $342

Break-even live

Break-even rent $575

Max offer price $75,000

Occupancy floor 61%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $75,000 Active
3. 2022-02-16
   listed $63,500
4. 2017-02-21
   soldstatus 165-char remark

   Show marketing remark (165 chars)

   This home makes for a great first time owner's house or investment property. House sold "as is, where is. " Partial basement/cellar for additional storage.

5. 2015-11-05
   listed $45,000 165-char remark

   Show marketing remark (165 chars)

   This home makes for a great first time owner's house or investment property. House sold "as is, where is. " Partial basement/cellar for additional storage.

ⓘ 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: $357 · $30/mo
• Projected year-2 tax: $458 · $38/mo
• Expected delta: +$101/yr (+$8/mo · 28.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 5 d/yr ≥92°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,093
• − Mortgage interest: −$4,201
• − Property taxes: −$357
• − Insurance: −$375
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$2,182
• Taxable income: $3,044
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,372/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: Fremont County School District #24
• NCES district ID: 5605700
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 55% ▲ 4.00%
• Median HH income: $50,349
• Composite: 45.3/100
• National rank: #2652
• State rank: #20 of 41 in WY

Livability — Shoshoni

• Score: 66/100
• State rank: #71
• US rank: #11523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shoshoni, WY
• Population (ZIP): 1,075

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 39,368 people
• By 2030: 38,412 · -2.4%
• By 2040: 36,224 · -8.0%
• By 2050: 34,314 · -12.8%
• By 2075: 30,353 · -22.9%
• By 2100: 25,821 · -34.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 5% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 6% Portuguese 2% Scottish 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+37.4) · D 30.4% · R 67.7% · Other 1.9%
• 2008→2024 swing: -8.6pp toward R · 2008: -28.8pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.8 2016: R+42.1 2012: R+34.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.74%
• Current HPI: 151.4138
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+66.7% since first listed

5 events — show timeline

• 2026-05-01 Pending — WMLS
• 2026-04-24 Listed $75,000 WMLS
• 2022-02-16 Listed $63,500 WMLS
• 2017-02-21 Sold (MLS) — WMLS
• 2015-11-05 Listed $45,000 WMLS

Property tax history

-5.3%/yr

Latest (2025): $357 · -23.0% YoY. Source: county tax records.