251 2nd St · Superior, WY 82945

$60,000

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 52 Days on market

Built 1910 7,841 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Spacious lot
• 7,841 sq ft lot
• Built 1910

Tags

• SPACIOUS LOT
• IMMEDIATE ACCESS TO OPEN LANDS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Propane service
• Home design: Single-family residential; Rural setting
• Construction: Asphalt roof
• Exterior features: Deck

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Hardwood
• Heating & cooling: Forced air heating
• Interior features: Crawl space basement; Hardwood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#104 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A, crime B; Watch: schools D, amenities F, commute F.
• Sweetwater County School District #1 (town): math 44% / reading 49% proficiency, ranked #31 of 41 in WY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 47 units permitted in Sweetwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $2k appreciation (4.1% local appreciation)).
• Sweetwater County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.39% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.79×
• Total profit: $30,023
• Equity at exit: $30,793

10-year hold

• IRR: 29.3%
• Equity multiple: 5.50×
• Total profit: $75,683
• Equity at exit: $50,663

Cash invested: $16,800 (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 82945

• Home prices YoY: 5.5%
• Active inventory: 3
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$19 /mo · $223/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $302

Break-even live

Break-even rent $453

Max offer price $60,000

Occupancy floor 59%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $60,000 Active 52 DOM
2. 2026-06-18
   days on market $60,000 Active 51 DOM
3. 2026-06-17
   days on market $60,000 Active 50 DOM
4. 2026-06-16
   days on market $60,000 Active 49 DOM
5. 2026-06-15
   days on market $60,000 Active 48 DOM
6. 2026-06-14
   days on market $60,000 Active 46 DOM
7. 2026-06-12
   days on market $60,000 Active 45 DOM
8. 2026-06-09
   days on market $60,000 Active 42 DOM
9. 2026-06-08
   days on market $60,000 Active 41 DOM
10. 2026-06-07
    days on market $60,000 Active 40 DOM
11. 2026-06-05
    days on market $60,000 Active 37 DOM
12. 2026-06-02
    days on market $60,000 Active 35 DOM
13. 2026-06-01
    days on market $60,000 Active 34 DOM
14. 2026-05-31
    days on market $60,000 Active 33 DOM
15. 2026-05-30
    days on market $60,000 Active 32 DOM
16. 2026-04-28
    listed $60,000 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: $223 · $19/mo
• Projected year-2 tax: $366 · $30/mo
• Expected delta: +$143/yr (+$12/mo · 64.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,028
• − Mortgage interest: −$3,361
• − Property taxes: −$223
• − Insurance: −$300
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$1,745
• Taxable income: $2,794
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $2,953/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: Sweetwater County School District #1
• NCES district ID: 5605302
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $68,679
• Composite: 41.66/100
• National rank: #3422
• State rank: #31 of 41 in WY

Livability — Superior

• Score: 62/100
• State rank: #104
• US rank: #16858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Superior, WY
• Population (ZIP): 236

Population outlook (Sweetwater County) Hauer SSP2

• Today (2025): 48,212 people
• By 2030: 49,664 · +3.0%
• By 2040: 51,984 · +7.8%
• By 2050: 54,005 · +12.0%
• By 2075: 57,684 · +19.6%
• By 2100: 57,857 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 11% Native American 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 29% Scottish 13% Lithuanian 3%
• Foreign-born: 3% · Canada

Political lean MEDSL · Sweetwater

• 2024 margin: Solid R (+53.2) · D 22.5% · R 75.7% · Other 1.8%
• 2008→2024 swing: -25.7pp toward R · 2008: -27.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+50.6 2016: R+53.5 2012: R+39.7 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.11%
• Current HPI: 79.0784
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-28 Listed $60,000 WMLS

Property tax history

-2.7%/yr

Latest (2025): $223 · -29.4% YoY. Source: county tax records.