264 N Railroad St · Laramie, WY 82072

$139,900

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 11 Days on market

Built 1900 3,049 sqft lot Est $236k · 41% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Schools +4.6/10.0
• DSCR +4.4/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Alley access
• Functional layout
• High ceilings

Tags

• DETACHED GARAGE
• MULTIPLE STORAGE SHEDS
• ALLEY ACCESS
• FUNCTIONAL LAYOUT
• HIGH CEILINGS
• CENTRAL LARAMIE LOCATION

Property features AI

Exterior

• Utilities: Public water; Natural gas available; Cable available
• Home design: Single-family residence; Residential property; Located in Hodgeman Addition subdivision
• Exterior features: Front porch; Shed(s); Wooded lot

Interior

• Kitchen: Electric range; Range; Oven; Microwave; Refrigerator; Dishwasher
• Interior features: Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $26 ($317/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.2% below list).
• Recommended offer: $110k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.2% in Laramie — 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 73/100 on livability (#23 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, amenities A-; Watch: employment D+, commute F.
• Albany County School District #1 (town): math 51% / reading 59% proficiency, ranked #19 of 41 in WY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Velma Linford Elementary (math 47% / reading 47%, grade D-, #99 of 151 statewide, top 67%, 258 students, 44% FRL); Laramie Middle School (math 51% / reading 58%, grade B-, #26 of 55 statewide, top 50%, 676 students, 25% FRL); Laramie High School (math 46% / reading 62%, grade C-, #24 of 75 statewide, top 35%, 1,095 students, 16% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 91 active listings in the ZIP; 99 units permitted in Albany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Albany County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,240 (21.2% below list)

Questions for the listing agent

1. Built in 1900 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $236,160
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 Railroad St	0.00mi	2/1.0 (+1)	700 (-3%)	3mo	$229,900	$328	87
165 W Fremont St	0.04mi	2/1.0 (+1)	820 (+14%)	8mo	$285,000	$348	64
155 N 6th St	0.45mi	1/1.0	666 (-8%)	6mo	$225,000	$338	62
170 W Bradley St	0.15mi	2/1.0 (+1)	684 (-5%)	23mo	$230,000	$336	61
504 Canby St	0.54mi	1/2.0	684 (-5%)	6mo	$215,000	$314	57
712 S Pine St	0.54mi	1/1.0	790 (+10%)	3mo	$104,900	$133	56
761 N Pine St	0.33mi	2/1.0 (+1)	658 (-9%)	12mo	$172,000	$261	55
510 Canby St	0.55mi	2/1.0 (+1)	750 (+4%)	10mo	$245,000	$327	54

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 · 6.3% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.56×
• Total profit: $-17,265
• Equity at exit: $20,860

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $3,502
• Equity at exit: $12,096

Cash invested: $39,172 (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 82072

• Rents YoY: 6.3%
• Active inventory: 91
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$53 /mo · $630/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $26

Break-even live

Break-even rent $1,069

Max offer price $139,900

Occupancy floor 93%

Sensitivity live

Price	-10% $106	-5% $66	+0% $26	+5% $-13	+10% $-53
Rent	-10% $-61	-5% $-17	+0% $26	+5% $70	+10% $114
Rate	-1.0pp $97	-0.5pp $62	base $26	+0.5pp $-10	+1.0pp $-47

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $139,900 Active 11 DOM
2. 2026-06-21
   days on market $139,900 Active 10 DOM
3. 2026-06-19
   days on market $139,900 Active 8 DOM
4. 2026-06-18
   days on market $139,900 Active 7 DOM
5. 2026-06-17
   days on market $139,900 Active 6 DOM
6. 2026-06-16
   days on market $139,900 Active 5 DOM
7. 2026-06-15
   days on market $139,900 Active 4 DOM
8. 2026-06-14
   days on market $139,900 Active 2 DOM
9. 2026-06-12
   listed $139,900 Active 1 DOM

ⓘ 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: $630 · $53/mo
• Projected year-2 tax: $853 · $71/mo
• Expected delta: +$223/yr (+$19/mo · 35.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥84°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,229
• − Mortgage interest: −$7,837
• − Property taxes: −$630
• − Insurance: −$700
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$4,070
• Taxable loss: −$2,124
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $827/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: Albany County School District #1
• NCES district ID: 5600730
• Math proficiency: 51% ▼ -11.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $43,169
• Composite: 46.25/100
• National rank: #2485
• State rank: #19 of 41 in WY

Livability — Laramie

• Score: 73/100
• State rank: #23
• US rank: #5539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laramie, WY
• County: Albany County · 37,075 people
• City population: 37,075
• Metro: Laramie, WY
• Population (ZIP): 16,931
• Household income: $53,863
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 1469.0

Population outlook (Albany County) Hauer SSP2

• Today (2025): 43,687 people
• By 2030: 46,862 · +7.3%
• By 2040: 53,248 · +21.9%
• By 2050: 60,547 · +38.6%
• By 2075: 82,326 · +88.4%
• By 2100: 102,008 · +133.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Italian 3% Slovak 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Chinese 2% Other Asian/Pacific 1%

Political lean MEDSL · Albany

• 2024 margin: Toss-up / Even · D 47.5% · R 50.6% · Other 1.9%
• 2008→2024 swing: -7.3pp toward R · 2008: 4.1pp · 2024: -3.2pp
• All cycles: 2024: R+3.2 2020: D+2.8 2016: R+4.3 2012: R+2.5 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -347.97%
• Current HPI: 196.5052
• Rent YoY: ▲ 6.30%
• Metro: Laramie, WY
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-11 Listed $139,900 LBOR
• 2021-10-13 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $630 · -22.0% YoY. Source: county tax records.