983 Beryl St · Mills, WY 82604

$214,500

2 bd · 2.0 ba · 900 sqft · MultiFamily public records

Built 1983 1,307 sqft lot

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Cute and clean 2 story home eligible for RD Financing! Vaulted living room ceiling. Recently added fireplace! Recently painted as well as updated flooring! All furniture inside home is negotiable! Washer and Dryer included! Home Warranty!

Key facts

• 1,307 sq ft lot
• Garage
• Built 1983

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $214k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $214k).
• Cap rate 10.0% vs local median 3.0% in Mills — 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 (#81 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Natrona County School District #1 (urban): math 44% / reading 52% proficiency, ranked #32 of 41 in WY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 203 active listings in the ZIP; solid renter incomes; 310 units permitted in Natrona County in 2024 (104 in 5+ unit buildings).
• This rent runs 37% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Natrona County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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

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

Recommended offer $214,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $7,394
• Equity at exit: $31,983

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $60,458
• Equity at exit: $18,546

Cash invested: $60,060 (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 82604

• Active inventory: 203
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,448 medium
• Mortgage (P&I): −$1,125
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $663

Break-even live

Break-even rent $1,608

Max offer price $214,500

Occupancy floor 68%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,448
Total (2 units)			$2,448

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: $53,625
• Closing costs: $6,435
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-20
   historical
2. 2026-04-09
   listed $214,500
3. 2025-07-16
   soldstatus
4. 2024-08-21
   historical $1,300
5. 2024-07-31
   listed $1,300
6. 2024-07-19
   soldstatus Closed 243-char remark

   Show marketing remark (243 chars)

   Cute and clean 2 story home eligible for RD Financing! Vaulted living room ceiling. Recently added fireplace! Recently painted as well as updated flooring! All furniture inside home is negotiable! Washer and Dryer included! Home Warranty!

7. 2024-07-19
   soldstatus

   Show marketing remark (243 chars)

   Cute and clean 2 story home eligible for RD Financing! Vaulted living room ceiling. Recently added fireplace! Recently painted as well as updated flooring! All furniture inside home is negotiable! Washer and Dryer included! Home Warranty!

8. 2024-05-24
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Cute and clean 2 story home eligible for RD Financing! Vaulted living room ceiling. Recently added fireplace! Recently painted as well as updated flooring! All furniture inside home is negotiable! Washer and Dryer included! Home Warranty!

9. 2024-05-06
   listed $189,900 Active 243-char remark

   Show marketing remark (243 chars)

   Cute and clean 2 story home eligible for RD Financing! Vaulted living room ceiling. Recently added fireplace! Recently painted as well as updated flooring! All furniture inside home is negotiable! Washer and Dryer included! Home Warranty!

10. 2023-01-17
    soldstatus
11. 2023-01-13
    soldstatus 434-char remark

    Show marketing remark (434 chars)

    Two large bedrooms and 1 1/2 baths at an affordable price is just the beginning. The interior and exterior have been recently painted. Sellers offering a $10,000 Buyer allowance for the following: New Flooring throughout including Laminate / Carpet, Pad and Installation. New Appliances including Refrigerator, Range/oven, Dishwasher and a Stacked Washer & Dryer Call now for a personal tour of this impressive home.

12. 2022-08-15
    listed $165,000 434-char remark

    Show marketing remark (434 chars)

    Two large bedrooms and 1 1/2 baths at an affordable price is just the beginning. The interior and exterior have been recently painted. Sellers offering a $10,000 Buyer allowance for the following: New Flooring throughout including Laminate / Carpet, Pad and Installation. New Appliances including Refrigerator, Range/oven, Dishwasher and a Stacked Washer & Dryer Call now for a personal tour of this impressive home.

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $1,308 · $109/mo
• Expected delta: +$632/yr (+$53/mo · 93.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,376
• − Mortgage interest: −$12,015
• − Property taxes: −$677
• − Insurance: −$1,072
• − Repairs & maintenance: −$2,350
• − Management: −$2,350
• − Depreciation: −$6,240
• Taxable income: $4,671
• Est. tax owed @ 24.0%: −$1,121
• After-tax cash flow: $6,838/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: Natrona County School District #1
• NCES district ID: 5604510
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $55,217
• Composite: 41.6/100
• National rank: #3437
• State rank: #32 of 41 in WY

Livability — Mills

• Score: 65/100
• State rank: #81
• US rank: #12869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mills, WY
• County: Natrona County · 72,922 people
• City population: 1,890
• Metro: Casper, WY
• Population (ZIP): 27,487
• Household income: $79,118
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 396.0

Population outlook (Natrona County) Hauer SSP2

• Today (2025): 98,530 people
• By 2030: 107,084 · +8.7%
• By 2040: 124,838 · +26.7%
• By 2050: 143,617 · +45.8%
• By 2075: 192,378 · +95.2%
• By 2100: 228,435 · +131.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada, China, Guatemala
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Natrona

• 2024 margin: Solid R (+48.6) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -34.4pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+47.6 2016: R+52.2 2012: R+41.1 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.49%
• Current HPI: 180.7072
• Rent YoY: —
• Metro: Casper, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+30.0% since first listed

12 events — show timeline

• 2026-04-20 Delisted — WMLS
• 2026-04-09 Listed $214,500 WMLS
• 2025-07-16 Sold (Public Records) — Public Records
• 2024-08-21 Rental Removed $1,300 APPFOLIO
• 2024-07-31 Listed for Rent $1,300 APPFOLIO
• 2024-07-19 Sold (Public Records) — Public Records
• 2024-07-19 Sold (MLS) — WMLS
• 2024-05-24 Pending — WMLS
• 2024-05-06 Listed $189,900 WMLS
• 2023-01-17 Sold (Public Records) — Public Records
• 2023-01-13 Sold (MLS) — WMLS
• 2022-08-15 Listed $165,000 WMLS

Property tax history

+3.4%/yr

Latest (2025): $677 · +10.6% YoY. Source: county tax records.