817 Yvonne Dr · Riverton, WY 82501

$190,000

3 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 49 Days on market

Built 1960 6,970 sqft lot Est $238k · 20% under ↓ 2% since listing

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Why this score? — see what drove the D 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 +9.7/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Key facts

• New carpet
• Newer roof
• Solid layout

Tags

• NEW CARPET
• CENTRAL AIR
• NEWER ROOF
• SOLID LAYOUT
• TONS OF POTENTIAL

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Flooring: Carpet; Hardwood
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Range/Oven; Washer; Dryer; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (31.0% below list).
• Recommended offer: $131k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.7% in Riverton — 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 65/100 on livability (#79 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: schools C-, crime F, amenities F.
• Fremont County School District #25 (town): math 38% / reading 48% proficiency, ranked #36 of 41 in WY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 22 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Fremont County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,137 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $238,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 N 12th St E	0.08mi	4/2.0 (+1)	1,920 (0%)	1mo	$156,042	$81	90
910 E Pershing Ave	0.12mi	4/2.0 (+1)	1,974 (+3%)	6mo	$235,000	$119	79
829 Belinda Dr	0.06mi	4/1.8 (+1)	2,088 (+9%)	4mo	$259,000	$124	74
310 E Lincoln Ave	0.54mi	3/2.0	1,836 (-4%)	0mo	$225,000	$123	67
518 N 3rd St E	0.57mi	3/2.0	1,880 (-2%)	5mo	$220,000	$117	66
1410 Maple Ln	0.32mi	3/2.5	2,112 (+10%)	3mo	$380,000	$180	64
510 N 3rd St E	0.58mi	3/1.8	2,018 (+5%)	4mo	$185,000	$92	60
312 E Sunset Drive Dr	0.52mi	4/3.0 (+1)	1,950 (+2%)	8mo	$289,000	$148	58
1407 Mary Anne Dr	0.22mi	4/2.0 (+1)	1,632 (-15%)	8mo	$230,000	$141	53
1426 Pinecrest St	0.51mi	3/2.0	1,634 (-15%)	5mo	$239,900	$147	47
1110 Buffalo Dr	0.61mi	3/2.0	2,140 (+12%)	8mo	$239,900	$112	46
343 N 1st St	0.73mi	4/2.0 (+1)	2,196 (+14%)	1mo	$308,000	$140	36

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-38,849
• Equity at exit: $28,330

10-year hold

• IRR: -14.6%
• Equity multiple: 0.17×
• Total profit: $-44,412
• Equity at exit: $16,428

Cash invested: $53,200 (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 82501

• Active inventory: 189
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-125

Break-even live

Break-even rent $1,470

Max offer price $167,846

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-72	+0% $-125	+5% $-179	+10% $-233
Rent	-10% $-229	-5% $-177	+0% $-125	+5% $-74	+10% $-22
Rate	-1.0pp $-30	-0.5pp $-77	base $-125	+0.5pp $-175	+1.0pp $-225

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $190,000 Active 49 DOM
2. 2026-06-18
   days on market $190,000 Active 48 DOM
3. 2026-06-17
   days on market $190,000 Active 47 DOM
4. 2026-06-16
   days on market $190,000 Active 46 DOM
5. 2026-06-15
   days on market $190,000 Active 45 DOM
6. 2026-06-14
   days on market $190,000 Active 43 DOM
7. 2026-06-12
   days on market $190,000 Active 42 DOM
8. 2026-06-09
   days on market $190,000 Active 39 DOM
9. 2026-06-08
   days on market $190,000 Active 38 DOM
10. 2026-06-07
    days on market $190,000 Active 37 DOM
11. 2026-06-05
    days on market $190,000 Active 35 DOM
12. 2026-06-04
    days on market $190,000 Active 33 DOM
13. 2026-06-02
    days on market $190,000 Active 32 DOM
14. 2026-06-01
    days on market $190,000 Active 31 DOM
15. 2026-05-31
    days on market $190,000 Active 30 DOM
16. 2026-05-31
    days on market $190,000 Active 29 DOM
17. 2026-05-01
    listed $190,000 Active
18. 2025-10-05
    price $185,000
19. 2025-09-16
    listed $194,000 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: $1,030 · $86/mo
• Projected year-2 tax: $1,159 · $97/mo
• Expected delta: +$129/yr (+$11/mo · 12.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,736
• − Mortgage interest: −$10,643
• − Property taxes: −$1,030
• − Insurance: −$950
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$5,527
• Taxable loss: −$4,932
• Est. tax savings @ 24.0%: +$1,184
• After-tax cash flow: $-321/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: Fremont County School District #25
• NCES district ID: 5605220
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $47,564
• Composite: 36.71/100
• National rank: #4596
• State rank: #36 of 41 in WY

Livability — Riverton

• Score: 65/100
• State rank: #79
• US rank: #12716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverton, WY
• County: Fremont County · 19,413 people
• City population: 19,413
• Metro: Riverton, WY
• Population (ZIP): 19,413
• Household income: $60,449
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 304.0

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 39,368 people
• By 2030: 38,412 · -2.4%
• By 2040: 36,224 · -8.0%
• By 2050: 34,314 · -12.8%
• By 2075: 30,353 · -22.9%
• By 2100: 25,821 · -34.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 13% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+37.4) · D 30.4% · R 67.7% · Other 1.9%
• 2008→2024 swing: -8.6pp toward R · 2008: -28.8pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.8 2016: R+42.1 2012: R+34.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.60%
• Current HPI: 139.0105
• Rent YoY: —
• Metro: Riverton, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-2.1% since first listed

3 events — show timeline

• 2026-05-01 Listed $190,000 WMLS
• 2025-10-05 Price Changed $185,000 WMLS
• 2025-09-16 Listed $194,000 WMLS

Property tax history

+3.8%/yr

Latest (2025): $1,030 · -19.7% YoY. Source: county tax records.