2324 Diamond Dr · Riverton, WY 82501

$71,500

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 50 Days on market

Built 2004 Est $52k · 38% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Modern interior
• Newer flooring
• Forced-air gas heat

Tags

• MODERN INTERIOR
• NEWER FLOORING
• UPDATED DOORS
• HIGH-QUALITY APPLIANCES
• FORCED-AIR GAS HEAT
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Parking: No garage
• Utilities: Natural gas available; Public sewer
• Home design: Residential mobile home; Mobile/Mfd detached
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Covered patio/porch; Deck; Wood fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven
• Flooring: Vinyl flooring
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $69k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 3.7% in Riverton — 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 65/100 on livability (#79 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime F, amenities F, commute F.
• Fremont County School District #25 (town): math 38% / reading 48% proficiency, ranked #36 of 41 in WY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverton Middle School (math 32% / reading 49%, grade F, #52 of 55 statewide, top 94%, 541 students, 44% FRL); Riverton High School (math 30% / reading 44%, grade F, #56 of 75 statewide, top 76%, 776 students, 35% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 189 active listings in the ZIP; 22 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $494 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fremont County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,355 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.79% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.41%
• DSCR: 2.58
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $51,744
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S 12th St St E	0.74mi	3/1.0	924 (-12%)	23mo	$45,000	$49	22

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: 31.0%
• Equity multiple: 2.30×
• Total profit: $26,011
• Equity at exit: $10,661

10-year hold

• IRR: 38.2%
• Equity multiple: 4.55×
• Total profit: $70,992
• Equity at exit: $6,182

Cash invested: $20,020 (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 82501

• Active inventory: 189
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$375
• Tax from tax record: −$17 /mo · $201/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $591

Break-even live

Break-even rent $534

Max offer price $71,500

Occupancy floor 49%

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: $17,875
• Closing costs: $2,145
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $71,500 Active 50 DOM
2. 2026-06-18
   days on market $71,500 Active 49 DOM
3. 2026-06-17
   days on market $71,500 Active 48 DOM
4. 2026-06-16
   days on market $71,500 Active 47 DOM
5. 2026-06-15
   days on market $71,500 Active 46 DOM
6. 2026-06-14
   days on market $71,500 Active 44 DOM
7. 2026-06-12
   days on market $71,500 Active 43 DOM
8. 2026-06-09
   days on market $71,500 Active 40 DOM
9. 2026-06-08
   days on market $71,500 Active 39 DOM
10. 2026-06-07
    days on market $71,500 Active 38 DOM
11. 2026-06-05
    days on market $71,500 Active 36 DOM
12. 2026-06-04
    days on market $71,500 Active 34 DOM
13. 2026-06-02
    days on market $71,500 Active 33 DOM
14. 2026-06-01
    days on market $71,500 Active 32 DOM
15. 2026-05-31
    days on market $71,500 Active 31 DOM
16. 2026-05-31
    days on market $71,500 Active 30 DOM
17. 2026-04-29
    listed $85,000 Active

ⓘ 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: $201 · $17/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$235/yr (+$20/mo · 117.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,375
• − Mortgage interest: −$4,005
• − Property taxes: −$201
• − Insurance: −$358
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,080
• Taxable income: $6,272
• Est. tax owed @ 24.0%: −$1,505
• After-tax cash flow: $5,583/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 #25
• NCES district ID: 5605220
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $47,564
• Composite: 36.71/100
• National rank: #4596
• State rank: #36 of 41 in WY

Livability — Riverton

• Score: 65/100
• State rank: #79
• US rank: #12716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverton, WY
• County: Fremont County · 19,413 people
• City population: 19,413
• Metro: Riverton, WY
• Population (ZIP): 19,413
• Household income: $60,449
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 304.0

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 (72%)
• Race & ethnicity: White 72% Native American 13% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 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: ▼ -201.60%
• Current HPI: 139.0105
• Rent YoY: —
• Metro: Riverton, WY
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-29 Listed $85,000 WMLS