115 N 2nd West St · Green River, WY 82935

$149,900

5 bd · 2.0 ba · 2,254 sqft · SingleFamily public records · 33 Days on market

Built 1905 0.34 ac lot ↓ 21% since listing

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +5.4/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Zoned Residential or Commercial. You could have a business and/or a beautiful home to live in. CASH ONLY - there are repairs that need to be done in order to get a loan and seller is not doing any repairs. This victorian style home is like stepping back in time. Tall ceilings, beautiful moldings, stain glass windows, original doors w/ skeleton keys, wood flooring. Main floor has a beautiful dining & large living room and main floor bedroom. Upstairs are the remaining bedrooms. NEW ROOF & SIDING. Front wrap around porch. 2 Car detached garage. Huge corner lot w/ lots of parking. Across the street from a city park.

Key facts

• Architectural detail
• Original character
• Exposed brick

Tags

• DOUBLE LOT
• ORIGINAL CHARACTER
• ARCHITECTURAL DETAIL
• EXPOSED BRICK
• TALL CEILINGS
• HISTORIC CHARM

Property features AI

Finance

• Financial info: Annual property tax approximately $1,004

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Flooring: Hardwood; Tile
• Heating & cooling: Wood heating
• Interior features: Hardwood and tile flooring; Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.9% in Green River — 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 74/100 on livability (#19 in WY, #4,785 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Sweetwater County School District #2 (town): math 62% / reading 61% proficiency, ranked #6 of 41 in WY (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 75 active listings in the ZIP; 47 units permitted in Sweetwater 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 $4k of value loss. Plan a longer hold.
• Sweetwater County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $324,576
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
291 N 3rd East St	0.38mi	4/2.0 (-1)	2,302 (+2%)	5mo	$309,900	$135	70
265 North 1st West St	0.12mi	4/3.0 (-1)	2,434 (+8%)	14mo	$360,000	$148	60
170 N 6th West St	0.26mi	4/2.0 (-1)	2,400 (+6%)	15mo	$240,000	$100	60
493 N 8th West St	0.49mi	5/2.8	2,112 (-6%)	7mo	$305,000	$144	58
489 W Flaming Gorge Way	0.19mi	4/2.0 (-1)	2,432 (+8%)	20mo	$293,900	$121	56
66 S 4th West St	0.20mi	4/2.5 (-1)	2,484 (+10%)	14mo	$255,000	$103	55
655 Memory Ln	0.31mi	4/2.5 (-1)	2,018 (-10%)	12mo	$540,000	$268	51
220 Cedar Cir	0.70mi	6/2.0 (+1)	2,156 (-4%)	20mo	$339,900	$158	38
185 Cedar St	0.71mi	5/3.0	2,564 (+14%)	11mo	$370,000	$144	31

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-7,308
• Equity at exit: $22,351

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $15,390
• Equity at exit: $12,961

Cash invested: $41,972 (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 82935

• Active inventory: 75
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $267

Break-even live

Break-even rent $1,180

Max offer price $149,900

Occupancy floor 77%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $149,900 Active 33 DOM
2. 2026-06-18
   days on market $149,900 Active 32 DOM
3. 2026-06-17
   days on market $149,900 Active 31 DOM
4. 2026-06-16
   days on market $149,900 Active 30 DOM
5. 2026-06-15
   days on market $149,900 Active 29 DOM
6. 2026-06-14
   days on market $149,900 Active 27 DOM
7. 2026-06-12
   days on market $149,900 Active 26 DOM
8. 2026-06-09
   days on market $149,900 Active 23 DOM
9. 2026-06-08
   days on market $149,900 Active 22 DOM
10. 2026-06-07
    days on market $149,900 Active 21 DOM
11. 2026-06-05
    days on market $149,900 Active 18 DOM
12. 2026-06-03
    days on market $149,900 Active 17 DOM
13. 2026-06-02
    days on market $149,900 Active 16 DOM
14. 2026-06-01
    days on market $149,900 Active 15 DOM
15. 2026-05-31
    days on market $149,900 Active 14 DOM
16. 2026-05-30
    days on market $149,900 Active 13 DOM
17. 2026-05-18
    listed $149,900 Active
18. 2023-09-20
    soldstatus 635-char remark

    Show marketing remark (635 chars)

    Zoned Residential or Commercial. You could have a business and/or a beautiful home to live in. CASH ONLY - there are repairs that need to be done in order to get a loan and seller is not doing any repairs. This victorian style home is like stepping back in time. Tall ceilings, beautiful moldings, stain glass windows, original doors w/ skeleton keys, wood flooring. Main floor has a beautiful dining & large living room and main floor bedroom. Upstairs are the remaining bedrooms. NEW ROOF & SIDING. Front wrap around porch. 2 Car detached garage. Huge corner lot w/ lots of parking. Across the street from a city park.

19. 2023-09-19
    soldstatus
20. 2023-05-16
    listed $150,000 635-char remark

    Show marketing remark (635 chars)

    Zoned Residential or Commercial. You could have a business and/or a beautiful home to live in. CASH ONLY - there are repairs that need to be done in order to get a loan and seller is not doing any repairs. This victorian style home is like stepping back in time. Tall ceilings, beautiful moldings, stain glass windows, original doors w/ skeleton keys, wood flooring. Main floor has a beautiful dining & large living room and main floor bedroom. Upstairs are the remaining bedrooms. NEW ROOF & SIDING. Front wrap around porch. 2 Car detached garage. Huge corner lot w/ lots of parking. Across the street from a city park.

21. 2022-11-14
    listed $190,000

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,221
• − Mortgage interest: −$8,397
• − Property taxes: −$1,005
• − Insurance: −$750
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$4,361
• Taxable income: $794
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $3,017/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: Sweetwater County School District #2
• NCES district ID: 5605762
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $69,339
• Composite: 54.18/100
• National rank: #1379
• State rank: #6 of 41 in WY

Livability — Green River

• Score: 74/100
• State rank: #19
• US rank: #4785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green River, WY
• Population (ZIP): 12,135

Population outlook (Sweetwater County) Hauer SSP2

• Today (2025): 48,212 people
• By 2030: 49,664 · +3.0%
• By 2040: 51,984 · +7.8%
• By 2050: 54,005 · +12.0%
• By 2075: 57,684 · +19.6%
• By 2100: 57,857 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Portuguese 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Sweetwater

• 2024 margin: Solid R (+53.2) · D 22.5% · R 75.7% · Other 1.8%
• 2008→2024 swing: -25.7pp toward R · 2008: -27.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+50.6 2016: R+53.5 2012: R+39.7 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -306.53%
• Current HPI: 158.3212
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-21.1% since first listed

5 events — show timeline

• 2026-05-18 Listed $149,900 WMLS
• 2023-09-20 Sold (MLS) — WMLS
• 2023-09-19 Sold (Public Records) — Public Records
• 2023-05-16 Listed $150,000 WMLS
• 2022-11-14 Listed $190,000 WMLS

Property tax history

+1.4%/yr

Latest (2025): $1,005 · -19.2% YoY. Source: county tax records.