53 E Hillcrest Dr · Diamondville, WY 83116

$89,900

2 bd · 1.0 ba · 980 sqft · SingleFamily · 352 Days on market

Built 1984 3,920 sqft lot ↓ 31% since listing

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Why this score? — see what drove the C 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent price! Well taken care of home with enclosed porch and large shed. Main level living and mature landscaping. Call for a showing today!

Key facts

• Enclosed mud rooms
• Gas oven
• New paint

Tags

• NEW PAINT
• GAS OVEN
• SPACIOUS LIVING ROOM
• FIREPLACE
• STORAGE SHED
• ENCLOSED MUD ROOMS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Aluminum roof
• Exterior features: Covered patio/porch; Chain link fencing; Yard shed(s)

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Flooring: Laminate; Vinyl
• Heating & cooling: Forced air heating
• Interior features: Vaulted ceilings; Wood-burning fireplace (1)
• Laundry & utility: Washer; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $89k (0.5% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#87 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment C-, amenities F, commute F.
• Lincoln County School District #1 (rural): math 63% / reading 64% proficiency, ranked #4 of 41 in WY (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Kemmerer Junior Senior High School (math 57% / reading 62%, grade C+, #11 of 75 statewide, top 18%, 264 students, 19% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 220 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Lincoln County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

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

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $49,980
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Brilliant St	0.69mi	3/1.8 (+1)	980 (0%)	5mo	$50,000	$51	55

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

Projected returns pro-forma

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

5-year hold

• IRR: 11.3%
• Equity multiple: 1.65×
• Total profit: $16,269
• Equity at exit: $40,423

10-year hold

• IRR: 13.5%
• Equity multiple: 3.00×
• Total profit: $50,344
• Equity at exit: $62,297

Cash invested: $25,172 (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 83116

• Active inventory: 9
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $85

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 85%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $89,900 Active 352 DOM
2. 2026-06-17
   days on market $89,900 Active 351 DOM
3. 2026-06-16
   days on market $89,900 Active 350 DOM
4. 2026-06-15
   days on market $89,900 Active 349 DOM
5. 2026-06-15
   days on market $89,900 Active 348 DOM
6. 2026-06-13
   days on market $89,900 Active 347 DOM
7. 2026-06-12
   days on market $89,900 Active 346 DOM
8. 2026-06-09
   days on market $89,900 Active 343 DOM
9. 2026-06-08
   days on market $89,900 Active 342 DOM
10. 2026-06-08
    days on market $89,900 Active 341 DOM
11. 2026-06-05
    days on market $89,900 Active 339 DOM
12. 2026-06-04
    days on market $89,900 Active 338 DOM
13. 2026-06-03
    days on market $89,900 Active 337 DOM
14. 2026-06-02
    days on market $89,900 Active 336 DOM
15. 2026-06-01
    days on market $89,900 Active 335 DOM
16. 2026-05-31
    days on market $89,900 Active 334 DOM
17. 2025-06-27
    listed $89,900 Active
18. 2025-05-14
    soldstatus Closed 144-char remark

    Show marketing remark (144 chars)

    Excellent price! Well taken care of home with enclosed porch and large shed. Main level living and mature landscaping. Call for a showing today!

19. 2025-05-14
    soldstatus

    Show marketing remark (144 chars)

    Excellent price! Well taken care of home with enclosed porch and large shed. Main level living and mature landscaping. Call for a showing today!

20. 2025-04-26
    status Pending 144-char remark

    Show marketing remark (144 chars)

    Excellent price! Well taken care of home with enclosed porch and large shed. Main level living and mature landscaping. Call for a showing today!

21. 2025-03-13
    price $89,000 144-char remark

    Show marketing remark (144 chars)

    Excellent price! Well taken care of home with enclosed porch and large shed. Main level living and mature landscaping. Call for a showing today!

22. 2025-02-24
    price $100,000 144-char remark

    Show marketing remark (144 chars)

    Excellent price! Well taken care of home with enclosed porch and large shed. Main level living and mature landscaping. Call for a showing today!

23. 2025-01-13
    price $115,000 144-char remark

    Show marketing remark (144 chars)

    Excellent price! Well taken care of home with enclosed porch and large shed. Main level living and mature landscaping. Call for a showing today!

24. 2024-11-14
    listed $130,000 Active 144-char remark

    Show marketing remark (144 chars)

    Excellent price! Well taken care of home with enclosed porch and large shed. Main level living and mature landscaping. Call for a showing today!

25. 2012-07-24
    soldstatus
26. 2008-12-11
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥85°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,731
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$2,615
• Taxable loss: −$435
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $1,127/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: Lincoln County School District #1
• NCES district ID: 5604030
• Math proficiency: 63% ▲ 1.00%
• Reading proficiency: 64% ▲ 1.00%
• Median HH income: $62,382
• Composite: 55.16/100
• National rank: #1277
• State rank: #4 of 41 in WY

Livability — Diamondville

• Score: 64/100
• State rank: #87
• US rank: #13634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamondville, WY
• Population (ZIP): 603

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 19,890 people
• By 2030: 20,275 · +1.9%
• By 2040: 20,691 · +4.0%
• By 2050: 20,640 · +3.8%
• By 2075: 20,008 · +0.6%
• By 2100: 18,122 · -8.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Native American 1%
• Common ancestry: Slovak 9% American 6% Romanian 4%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+68.3) · D 15.1% · R 83.5% · Other 1.4%
• 2008→2024 swing: -13.9pp toward R · 2008: -54.4pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+68.2 2016: R+67.6 2012: R+68.3 2008: R+54.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-30.8% since first listed

10 events — show timeline

• 2025-06-27 Listed $89,900 WMLS
• 2025-05-14 Sold (Public Records) — Public Records
• 2025-05-14 Sold (MLS) — WMLS
• 2025-04-26 Pending — WMLS
• 2025-03-13 Price Changed $89,000 WMLS
• 2025-02-24 Price Changed $100,000 WMLS
• 2025-01-13 Price Changed $115,000 WMLS
• 2024-11-14 Listed $130,000 WMLS
• 2012-07-24 Sold (Public Records) — Public Records
• 2008-12-11 Sold (Public Records) — Public Records

Property tax history

-7.7%/yr

Latest (2025): $36 · -22.0% YoY. Source: county tax records.