2142 E D St · Torrington, WY 82240

$164,900

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 96 Days on market

Built 1947 3,920 sqft lot Est $201k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Beauty of this "as is" home is that the exterior of the home and garage were redone several years back and is in fantastic condition! The interior is a winter project for you to remodel during those cold blustery days! Priced to sell, this home has 2 bedrooms up and 2 down. Appliances included, all new wiring installed in 2019, detached 1 car garage and a backyard gazebo for entertaining. Small corner lot that is fenced for Fido! Call Wagons West Realty at 307-532-3771 for your personal tour today! While this information is taken from sources deemed to be accurate it is not guaranteed. It is the responsibility of the buyer to verify any information that is important to them. All offers subject to court approval and Estate has 11 heirs so please give ample time for Sellers to respond to any offers. All offers must have the buyers prequalification letter or proof of funds letter accompanied with the offer. This property is currently pending.

Key facts

• All appliances stay
• Functional layout
• Corner lot

Tags

• CORNER LOT
• FUNCTIONAL LAYOUT
• ALL APPLIANCES STAY
• ONE CAR DETACHED GARAGE

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Composition roof
• Exterior features: Covered patio/porch; Chain link fencing; Corner lot

Interior

• Kitchen: Refrigerator; Range; Oven; Microwave; Freezer
• Flooring: Hardwood; Laminate
• Heating & cooling: Forced air heating
• Interior features: Full basement; Basement is finished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (29.8% below list).
• Recommended offer: $116k (29.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% in Torrington — 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 67/100 on livability (#66 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, crime D+.
• Goshen County School District #1 (town): math 45% / reading 57% proficiency, ranked #28 of 41 in WY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 93 active listings in the ZIP; 3 units permitted in Goshen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Goshen County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,717 (29.8% 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 96 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $200,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2542 E B St	0.30mi	3/2.0	1,728 (-4%)	2mo	$240,000	$139	78
1818 E c St	0.24mi	3/2.0	1,872 (+4%)	4mo	$218,000	$116	78
1809 East C St	0.26mi	4/1.5 (+1)	1,776 (-1%)	2mo	$150,000	$84	78
2534 W A Street St	0.44mi	3/2.0	1,772 (-1%)	3mo	$225,000	$127	76
1941 E B St	0.17mi	3/2.0	1,632 (-9%)	4mo	$159,999	$98	74
2441 Main St	0.32mi	4/1.8 (+1)	1,880 (+5%)	1mo	$195,000	$104	70
2142 W C St	0.51mi	3/2.0	1,856 (+4%)	1mo	$119,000	$64	70
210 E 30th Ave	0.64mi	3/2.0	1,787 (-0%)	2mo	$199,900	$112	68
2642 E C St	0.35mi	3/2.0	1,960 (+9%)	2mo	$253,000	$129	67
2210 E E St	0.08mi	2/1.0 (-1)	1,568 (-12%)	1mo	$175,000	$112	66
1910 E I St	0.37mi	4/1.8 (+1)	2,052 (+14%)	3mo	$264,000	$129	51
137 Loma Vista Rd	0.73mi	4/2.0 (+1)	1,674 (-7%)	3mo	$184,500	$110	48

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-32,325
• Equity at exit: $24,587

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-35,552
• Equity at exit: $14,258

Cash invested: $46,172 (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 82240

• Active inventory: 93
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-87

Break-even live

Break-even rent $1,267

Max offer price $149,544

Occupancy floor —

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $164,900 Active 96 DOM
2. 2026-06-18
   days on market $164,900 Active 95 DOM
3. 2026-06-17
   days on market $164,900 Active 94 DOM
4. 2026-06-16
   days on market $164,900 Active 93 DOM
5. 2026-06-15
   days on market $164,900 Active 92 DOM
6. 2026-06-14
   days on market $164,900 Active 90 DOM
7. 2026-06-13
   days on market $164,900 Active 89 DOM
8. 2026-06-10
   days on market $164,900 Active 87 DOM
9. 2026-06-09
   days on market $164,900 Active 86 DOM
10. 2026-06-08
    days on market $164,900 Active 85 DOM
11. 2026-06-07
    days on market $164,900 Active 84 DOM
12. 2026-06-03
    days on market $164,900 Active 80 DOM
13. 2026-06-02
    days on market $164,900 Active 79 DOM
14. 2026-06-01
    days on market $164,900 Active 78 DOM
15. 2026-05-31
    days on market $164,900 Active 77 DOM
16. 2026-05-30
    days on market $164,900 Active 76 DOM
17. 2026-05-13
    price $164,900
18. 2026-04-04
    status Active
19. 2026-03-23
    status Pending
20. 2026-03-03
    listed $169,000 Active
21. 2025-10-20
    price $155,000
22. 2025-09-15
    price $165,000
23. 2025-07-09
    price $172,000
24. 2025-06-09
    listed $177,000 Active
25. 2022-01-11
    soldstatus
26. 2022-01-10
    soldstatus 970-char remark

    Show marketing remark (970 chars)

    The Beauty of this "as is" home is that the exterior of the home and garage were redone several years back and is in fantastic condition! The interior is a winter project for you to remodel during those cold blustery days! Priced to sell, this home has 2 bedrooms up and 2 down. Appliances included, all new wiring installed in 2019, detached 1 car garage and a backyard gazebo for entertaining. Small corner lot that is fenced for Fido! Call Wagons West Realty at 307-532-3771 for your personal tour today! While this information is taken from sources deemed to be accurate it is not guaranteed. It is the responsibility of the buyer to verify any information that is important to them. All offers subject to court approval and Estate has 11 heirs so please give ample time for Sellers to respond to any offers. All offers must have the buyers prequalification letter or proof of funds letter accompanied with the offer. This property is currently pending.

27. 2021-10-23
    listed $117,460 970-char remark

    Show marketing remark (970 chars)

    The Beauty of this "as is" home is that the exterior of the home and garage were redone several years back and is in fantastic condition! The interior is a winter project for you to remodel during those cold blustery days! Priced to sell, this home has 2 bedrooms up and 2 down. Appliances included, all new wiring installed in 2019, detached 1 car garage and a backyard gazebo for entertaining. Small corner lot that is fenced for Fido! Call Wagons West Realty at 307-532-3771 for your personal tour today! While this information is taken from sources deemed to be accurate it is not guaranteed. It is the responsibility of the buyer to verify any information that is important to them. All offers subject to court approval and Estate has 11 heirs so please give ample time for Sellers to respond to any offers. All offers must have the buyers prequalification letter or proof of funds letter accompanied with the offer. This property is currently pending.

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$194/yr (+$16/mo · 23.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 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: $13,886
• − Mortgage interest: −$9,237
• − Property taxes: −$812
• − Insurance: −$824
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$4,797
• Taxable loss: −$4,006
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-82/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: Goshen County School District #1
• NCES district ID: 5602990
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $44,003
• Composite: 43.0/100
• National rank: #3106
• State rank: #28 of 41 in WY

Livability — Torrington

• Score: 67/100
• State rank: #66
• US rank: #11066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrington, WY
• County: Goshen County · 9,667 people
• City population: 9,667
• Metro: nan
• Population (ZIP): 9,667
• Household income: $60,766
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 253.0

Population outlook (Goshen County) Hauer SSP2

• Today (2025): 14,178 people
• By 2030: 14,461 · +2.0%
• By 2040: 15,052 · +6.2%
• By 2050: 15,857 · +11.8%
• By 2075: 18,921 · +33.5%
• By 2100: 21,342 · +50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Goshen

• 2024 margin: Solid R (+60.9) · D 18.9% · R 79.8% · Other 1.4%
• 2008→2024 swing: -25.2pp toward R · 2008: -35.7pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+58.9 2016: R+61.2 2012: R+47.2 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.75%
• Current HPI: 176.949
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+40.4% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $164,900 WMLS
• 2026-04-04 Relisted — WMLS
• 2026-03-23 Pending — WMLS
• 2026-03-03 Listed $169,000 WMLS
• 2025-10-20 Price Changed $155,000 WMLS
• 2025-09-15 Price Changed $165,000 WMLS
• 2025-07-09 Price Changed $172,000 WMLS
• 2025-06-09 Listed $177,000 WMLS
• 2022-01-11 Sold (Public Records) — Public Records
• 2022-01-10 Sold (MLS) — WMLS
• 2021-10-23 Listed $117,460 WMLS

Property tax history

+3.4%/yr

Latest (2025): $812 · -21.5% YoY. Source: county tax records.