105 S 1st St St

Glenrock, WY 82637

$50,000B+

4 bd · 2.0 ba · 2,052 sqft · Built 1980 · SingleFamily · Pending

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,439/mo
• Mortgage (P&I): −$262
• Tax + insurance: −$163
• HOA: −$0
• Vac / Maint / Mgmt: −$302
• Net cashflow: $711/mo
• Annual: $8,536/yr
• Cap rate: 26.37%
• Cash-on-cash: 71.70%
• DSCR: 4.19
• 1% rule: 2.88%
• Cash to close: $14,000

Investor read

• This is a 4-bed/2.0-bath single-family listed at $50k.
• 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).
• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• 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.
• Zoned schools: Grant Elementary (math 44% / reading 54%, grade D, #87 of 151 statewide, top 64%, 205 students, 29% FRL); Glenrock Intermediate School (math 47% / reading 42%, grade D, #41 of 55 statewide, top 80%, 151 students, 40% FRL); Glenrock Jr/Sr High School (math 25% / reading 44%, grade F, #58 of 75 statewide, top 77%, 324 students, 30% FRL).
• Watch-outs: flood insurance adds $125/mo.
• Market conditions: 64 active listings in the ZIP; 6 units permitted in Converse County in 2024 (0 in 5+ unit buildings).
• 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.
• 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.

Questions for listing agent

• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.