105 S 1st St St · Glenrock, WY 82637

$50,000

4 bd · 2.0 ba · 2,052 sqft · SingleFamily

Built 1980 9,148 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 9,148 sq ft lot
• Built 1980

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 69/100 on livability (#46 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Converse County School District #2 (rural): math 37% / reading 46% proficiency, ranked #37 of 41 in WY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 6 units permitted in Converse County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Converse County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.88% ✓
• Cap rate: 26.37%
• Cash-on-cash: 71.70%
• DSCR: 4.19
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $352,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 W Platte St	0.32mi	4/2.0	2,030 (-1%)	12mo	$321,000	$158	73
416 S 3rd St	0.25mi	4/2.0	1,872 (-9%)	3mo	$213,500	$114	71
509 S 4th St	0.35mi	3/2.0 (-1)	2,052 (0%)	11mo	$265,000	$129	70
3 Shannon Dr	0.39mi	3/2.0 (-1)	2,050 (-0%)	11mo	$275,000	$134	68
382 Miller Rd	0.46mi	4/3.0	2,035 (-1%)	7mo	$375,000	$184	67
415 W Fir St	0.42mi	3/2.0 (-1)	2,010 (-2%)	11mo	$249,999	$124	62
430 W Platte St	0.33mi	3/2.0 (-1)	1,798 (-12%)	9mo	$310,000	$172	51
396 Williams Way	0.49mi	3/2.5 (-1)	1,920 (-6%)	10mo	$375,000	$195	51
815 W Fir St	0.59mi	4/2.0	2,306 (+12%)	2mo	$399,900	$173	50
401 Emigrant Dr	0.60mi	4/2.0	1,792 (-13%)	13mo	$339,000	$189	40
922 Keller Dr	0.59mi	3/2.0 (-1)	1,806 (-12%)	15mo	$300,000	$166	35
383 Williams Way	0.47mi	3/2.5 (-1)	1,747 (-15%)	14mo	$379,900	$217	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 73.1%
• Equity multiple: 6.19×
• Total profit: $72,608
• Equity at exit: $45,044

10-year hold

• IRR: 67.0%
• Equity multiple: 13.74×
• Total profit: $178,330
• Equity at exit: $97,139

Cash invested: $14,000 (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 82637

• Home prices YoY: 12.5%
• Active inventory: 64
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$17 /mo · $209/yr
• Insurance: −$21
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $711

Break-even live

Break-even rent $539

Max offer price $50,000

Occupancy floor 46%

Sensitivity live

Price	-10% $740	-5% $725	+0% $711	+5% $697	+10% $683
Rent	-10% $598	-5% $654	+0% $711	+5% $768	+10% $825
Rate	-1.0pp $737	-0.5pp $724	base $711	+0.5pp $698	+1.0pp $685

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-15
   listed $50,000 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: $209 · $17/mo
• Projected year-2 tax: $305 · $25/mo
• Expected delta: +$96/yr (+$8/mo · 46.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,270
• − Mortgage interest: −$2,801
• − Property taxes: −$209
• − Insurance: −$1,752
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$1,455
• Taxable income: $8,291
• Est. tax owed @ 24.0%: −$1,990
• After-tax cash flow: $6,546/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: Converse County School District #2
• NCES district ID: 5602150
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $60,412
• Composite: 36.7/100
• National rank: #4600
• State rank: #37 of 41 in WY

Livability — Glenrock

• Score: 69/100
• State rank: #46
• US rank: #8819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenrock, WY
• Population (ZIP): 4,178

Population outlook (Converse County) Hauer SSP2

• Today (2025): 15,525 people
• By 2030: 16,132 · +3.9%
• By 2040: 17,428 · +12.3%
• By 2050: 18,791 · +21.0%
• By 2075: 22,822 · +47.0%
• By 2100: 25,592 · +64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Portuguese 4% Iranian 4% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Converse

• 2024 margin: Solid R (+73.5) · D 12.7% · R 86.2% · Other 1.1%
• 2008→2024 swing: -18.6pp toward R · 2008: -54.9pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+72.5 2016: R+74.0 2012: R+62.9 2008: R+54.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.31%
• Current HPI: 370.62
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-15 Delisted — WMLS
• 2026-06-14 Listed $50,000 WMLS

Property tax history

+0.6%/yr

Latest (2025): $209 · -19.6% YoY. Source: county tax records.