707 4th St · Hanna, WY 82327

$70,000

2 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 14 Days on market

Built 1940 10,454 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
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

How would you like to own a piece of historical Hanna, WY? Looking for a fixer upper that needs a little TLC? Then the price is right on this home! It features two bedrooms and one bathroom. Property has a large yard. Call Town & Country today to set up your personal tour or get any additional information.

Key facts

• Low-maintenance yard
• Updated windows
• Spacious kitchen

Tags

• ELK MOUNTAIN VIEWS
• UPDATED WINDOWS
• SPACIOUS KITCHEN
• ABUNDANT CABINET SPACE
• OFF-STREET PARKING
• LOW-MAINTENANCE YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residential property
• Construction: Vinyl siding
• Exterior features: Deck; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Hardwood; Tile
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Refrigerator; Hardwood floors; Tile floors; Forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 67/100 on livability (#61 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Carbon County School District #2 (rural): math 48% / reading 57% proficiency, ranked #21 of 41 in WY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 40 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $4k appreciation (5.0% local appreciation)).
• Carbon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.50% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $35,340
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 N Tipperary St	0.57mi	2/1.0	1,296 (+14%)	21mo	$39,900	$31	29

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

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 2.95×
• Total profit: $38,262
• Equity at exit: $39,870

10-year hold

• IRR: 29.8%
• Equity multiple: 5.93×
• Total profit: $96,668
• Equity at exit: $68,978

Cash invested: $19,600 (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 82327

• Home prices YoY: 3.0%
• Active inventory: 15
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $344

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 62%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $70,000 Active 14 DOM
2. 2026-06-18
   days on market $70,000 Active 13 DOM
3. 2026-06-17
   days on market $70,000 Active 12 DOM
4. 2026-06-16
   days on market $70,000 Active 11 DOM
5. 2026-06-15
   days on market $70,000 Active 10 DOM
6. 2026-06-14
   days on market $70,000 Active 8 DOM
7. 2026-06-13
   days on market $70,000 Active 7 DOM
8. 2026-06-10
   days on market $70,000 Active 5 DOM
9. 2026-06-09
   days on market $70,000 Active 4 DOM
10. 2026-06-08
    days on market $70,000 Active 3 DOM
11. 2026-06-07
    listed $70,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,576
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$2,036
• Taxable income: $3,207
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,361/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: Carbon County School District #2
• NCES district ID: 5601700
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $50,806
• Composite: 44.9/100
• National rank: #2714
• State rank: #21 of 41 in WY

Livability — Hanna

• Score: 67/100
• State rank: #61
• US rank: #10532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hanna, WY
• Population (ZIP): 839

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 15,217 people
• By 2030: 14,977 · -1.6%
• By 2040: 14,430 · -5.2%
• By 2050: 14,381 · -5.5%
• By 2075: 14,566 · -4.3%
• By 2100: 13,729 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 18% Two or more races 10%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 9% Scotch-Irish 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+58.1) · D 20.1% · R 78.3% · Other 1.6%
• 2008→2024 swing: -29.0pp toward R · 2008: -29.1pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+53.8 2016: R+50.5 2012: R+31.6 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 173.1638
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+133.3% since first listed

5 events — show timeline

• 2026-06-05 Listed $70,000 WMLS
• 2025-08-27 Price Changed $75,000 WMLS
• 2024-08-19 Listed $88,500 WMLS
• 2020-10-21 Sold (MLS) — WMLS
• 2020-03-24 Listed $30,000 WMLS

Property tax history

-0.3%/yr

Latest (2025): $105 · -22.0% YoY. Source: county tax records.