1115 W Maple · Rawlins, WY 82301

$127,000

1 bd · 2.0 ba · 732 sqft · SingleFamily public records · 73 Days on market

Built 1948 3,920 sqft lot

---

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).

• Cash flow +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Beginner Home. .. .Enjoy One Level Living in this One Bedroom, One Bath Ranch Style Home. It has a newer roof and gutter, stainless steel appliances and a new heater. This home comes with a washer and dryer. One car attached garage. Call ERA Frontier Realty for your personal tour today.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Stucco exterior; Composition roof
• Exterior features: Covered patio/porch; Wood fencing

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood; Laminate
• Heating & cooling: Baseboard heating
• Interior features: Covered patio/porch; Wood fencing
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $18 ($217/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (22.7% below list).
• Recommended offer: $98k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.1% in Rawlins — 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 70/100 on livability (#31 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Carbon County School District #1 (town): math 39% / reading 48% proficiency, ranked #35 of 41 in WY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 active listings in the ZIP; 40 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carbon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,199 (22.7% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 10.8

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-19,487
• Equity at exit: $18,936

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-15,727
• Equity at exit: $10,981

Cash invested: $35,560 (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 82301

• Active inventory: 92
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $18

Break-even live

Break-even rent $959

Max offer price $127,000

Occupancy floor 93%

Sensitivity live

Price	-10% $90	-5% $54	+0% $18	+5% $-18	+10% $-54
Rent	-10% $-60	-5% $-21	+0% $18	+5% $57	+10% $96
Rate	-1.0pp $82	-0.5pp $50	base $18	+0.5pp $-15	+1.0pp $-48

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $127,000 Active 73 DOM
2. 2026-06-18
   days on market $127,000 Active 72 DOM
3. 2026-06-17
   days on market $127,000 Active 71 DOM
4. 2026-06-16
   days on market $127,000 Active 70 DOM
5. 2026-06-15
   days on market $127,000 Active 69 DOM
6. 2026-06-14
   days on market $127,000 Active 67 DOM
7. 2026-06-12
   days on market $127,000 Active 66 DOM
8. 2026-06-09
   days on market $127,000 Active 63 DOM
9. 2026-06-08
   days on market $127,000 Active 62 DOM
10. 2026-06-07
    days on market $127,000 Active 61 DOM
11. 2026-06-03
    days on market $127,000 Active 57 DOM
12. 2026-06-02
    days on market $127,000 Active 56 DOM
13. 2026-06-01
    days on market $127,000 Active 55 DOM
14. 2026-05-31
    days on market $127,000 Active 54 DOM
15. 2026-05-30
    days on market $127,000 Active 53 DOM
16. 2026-04-08
    listed $127,000 Active
17. 2020-09-23
    soldstatus
18. 2020-09-16
    soldstatus 295-char remark

    Show marketing remark (295 chars)

    Perfect Beginner Home. .. .Enjoy One Level Living in this One Bedroom, One Bath Ranch Style Home. It has a newer roof and gutter, stainless steel appliances and a new heater. This home comes with a washer and dryer. One car attached garage. Call ERA Frontier Realty for your personal tour today.

19. 2020-03-23
    listed $87,500 295-char remark

    Show marketing remark (295 chars)

    Perfect Beginner Home. .. .Enjoy One Level Living in this One Bedroom, One Bath Ranch Style Home. It has a newer roof and gutter, stainless steel appliances and a new heater. This home comes with a washer and dryer. One car attached garage. Call ERA Frontier Realty for your personal tour today.

20. 2019-08-08
    soldstatus
21. 2019-08-07
    soldstatus 229-char remark

    Show marketing remark (229 chars)

    Perfect investment property!!! Or enjoy living all on 1 level. New interior paint, remodeled kitchen with a new stainless steel appliances, beautiful hardwood floors, a new architectural roof will be installed weather permitting.

22. 2019-04-02
    listed $72,500 229-char remark

    Show marketing remark (229 chars)

    Perfect investment property!!! Or enjoy living all on 1 level. New interior paint, remodeled kitchen with a new stainless steel appliances, beautiful hardwood floors, a new architectural roof will be installed weather permitting.

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$309/yr (+$26/mo · 66.5%)

ⓘ 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 2/10 Low 5 d/yr ≥86°F today · 13 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: $11,784
• − Mortgage interest: −$7,114
• − Property taxes: −$465
• − Insurance: −$635
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$3,695
• Taxable loss: −$2,010
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $699/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 #1
• NCES district ID: 5601030
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $59,074
• Composite: 38.23/100
• National rank: #4248
• State rank: #35 of 41 in WY

Livability — Rawlins

• Score: 70/100
• State rank: #31
• US rank: #7516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rawlins, WY
• County: Carbon County · 8,180 people
• City population: 8,180
• Metro: Rock Springs, WY
• Population (ZIP): 8,180
• Household income: $62,841
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 163.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Slovak 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% German/W. Germanic 1%

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: ▼ -202.83%
• Current HPI: 139.787
• Rent YoY: —
• Metro: Rock Springs, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+75.2% since first listed

7 events — show timeline

• 2026-04-08 Listed $127,000 WMLS
• 2020-09-23 Sold (Public Records) — Public Records
• 2020-09-16 Sold (MLS) — WMLS
• 2020-03-23 Listed $87,500 WMLS
• 2019-08-08 Sold (Public Records) — Public Records
• 2019-08-07 Sold (MLS) — WMLS
• 2019-04-02 Listed $72,500 WMLS

Property tax history

-0.4%/yr

Latest (2025): $465 · -26.3% YoY. Source: county tax records.