506 6th St St S · Basin, WY 82410

$90,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 74 Days on market

Built 1910 10,454 sqft lot $102/sqft · at area comps Est $150k · 40% 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).

• Cash flow +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Schools +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity meets potential in the heart of Basin! This charming home has been taken down to the studs, offering a clean slate for the right buyer to bring their vision to life. Major groundwork is already underway, including new windows, a newly installed electrical panel (not yet energized), partial electrical wiring, and plumbing in place with flexibility for easy reconfiguration. With the heavy lifting started, this property is ideal for an adventuresome buyer, investor, or DIY enthusiast ready to customize every detail. The open framework allows you to fully inspect the structure and thoughtfully design a layout that fits your needs and style—without the guesswork of hidden issues. Whether you're dreaming of a modern retreat, a cozy cottage, or a smart investment property, this home provides the perfect starting point. Located in a welcoming Basin community, this is your chance to create something truly special from the ground up. Don’t miss the opportunity to turn potential into reality—bring your ideas, your tools, and your vision!

Key facts

• Plumbing in place
• Open framework
• New windows

Tags

• NEW WINDOWS
• PARTIAL ELECTRICAL WIRING
• PLUMBING IN PLACE
• OPEN FRAMEWORK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $87k (2.9% below list).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#59 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, schools B+; Watch: employment D+, amenities F, commute F.
• Big Horn County School District #4 (rural): math 65% / reading 60% proficiency, ranked #12 of 48 in WY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 20 units permitted in Big Horn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Big Horn County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($85k) 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $150,077
• List price: $90,000
• Delta: -40.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 S 5th St	0.12mi	2/1.0	960 (+9%)	12mo	$97,000	$101	69
916 S 6th St	0.35mi	2/1.0	900 (+2%)	20mo	$95,000	$106	63
412 S 8th St	0.15mi	2/1.0	982 (+12%)	17mo	$101,000	$103	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-4,966
• Equity at exit: $13,419

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $7,955
• Equity at exit: $7,782

Cash invested: $25,200 (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 82410

• Home prices YoY: -15.1%
• Active inventory: 23
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$29 /mo · $354/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $152

Break-even live

Break-even rent $682

Max offer price $90,000

Occupancy floor 78%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $90,000 Active 74 DOM
2. 2026-06-17
   days on market $90,000 Active 73 DOM
3. 2026-06-16
   days on market $90,000 Active 72 DOM
4. 2026-06-15
   days on market $90,000 Active 71 DOM
5. 2026-06-15
   days on market $90,000 Active 70 DOM
6. 2026-06-13
   days on market $90,000 Active 69 DOM
7. 2026-06-12
   days on market $90,000 Active 68 DOM
8. 2026-06-09
   days on market $90,000 Active 65 DOM
9. 2026-06-08
   days on market $90,000 Active 64 DOM
10. 2026-06-08
    days on market $90,000 Active 63 DOM
11. 2026-06-05
    days on market $90,000 Active 61 DOM
12. 2026-06-04
    days on market $90,000 Active 60 DOM
13. 2026-06-03
    days on market $90,000 Active 59 DOM
14. 2026-06-02
    days on market $90,000 Active 58 DOM
15. 2026-06-01
    days on market $90,000 Active 57 DOM
16. 2026-05-31
    days on market $90,000 Active 56 DOM
17. 2026-03-26
    listed $110,000 Active 1072-char remark

    Show marketing remark (1072 chars)

    Opportunity meets potential in the heart of Basin! This charming home has been taken down to the studs, offering a clean slate for the right buyer to bring their vision to life. Major groundwork is already underway, including new windows, a newly installed electrical panel (not yet energized), partial electrical wiring, and plumbing in place with flexibility for easy reconfiguration. With the heavy lifting started, this property is ideal for an adventuresome buyer, investor, or DIY enthusiast ready to customize every detail. The open framework allows you to fully inspect the structure and thoughtfully design a layout that fits your needs and style—without the guesswork of hidden issues. Whether you're dreaming of a modern retreat, a cozy cottage, or a smart investment property, this home provides the perfect starting point. Located in a welcoming Basin community, this is your chance to create something truly special from the ground up. Don’t miss the opportunity to turn potential into reality—bring your ideas, your tools, and your vision!

18. 2022-04-01
    soldstatus

ⓘ 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: $354 · $29/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$196/yr (+$16/mo · 55.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,489
• − Mortgage interest: −$5,041
• − Property taxes: −$354
• − Insurance: −$450
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$2,618
• Taxable income: $348
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $1,736/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: Big Horn County School District #4
• NCES district ID: 5601090
• Math proficiency: 65% ▲ 10.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $49,834
• Composite: 54.65/100
• National rank: #2861
• State rank: #12 of 48 in WY

Livability — Basin

• Score: 67/100
• State rank: #59
• US rank: #10416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Basin, WY
• Population (ZIP): 1,901

Population outlook (Big Horn County) Hauer SSP2

• Today (2025): 12,804 people
• By 2030: 13,220 · +3.2%
• By 2040: 14,066 · +9.9%
• By 2050: 14,974 · +16.9%
• By 2075: 17,465 · +36.4%
• By 2100: 18,931 · +47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Pacific Islander 1%
• Common ancestry: Slovak 8% Scotch-Irish 3% Italian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Vietnamese 1%

Political lean MEDSL · Big Horn

• 2024 margin: Solid R (+72.5) · D 13.0% · R 85.5% · Other 1.4%
• 2008→2024 swing: -17.2pp toward R · 2008: -55.3pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+69.8 2016: R+68.4 2012: R+64.6 2008: R+55.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.65%
• Current HPI: 217.6475
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-03-26 Listed $110,000 NWBOR
• 2022-04-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $354 · -22.1% YoY. Source: county tax records.