1123 E Washington Ave · Riverton, WY 82501

$110,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 32 Days on market

Built 1920 6,534 sqft lot Est $187k · 41% under ↓ 4% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Abundant storage
• Corner lot
• Detached garage

Tags

• CORNER LOT
• ABUNDANT STORAGE
• DETACHED GARAGE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Corner lot
• Construction: Stucco exterior
• Exterior features: Chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Flooring: Laminate
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Dryer; Refrigerator; Range / Oven; Washer
• Laundry & utility: Washer; Dryer; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $761 of loan paydown is wiped out by about $3k 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 32 days — a 3% lower offer ($107k) 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1920 — 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. 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?
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: 1.04% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $186,648
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 E Main St	0.07mi	2/1.0	818 (-12%)	2mo	$130,000	$159	76
1111 E Park Ave	0.21mi	3/1.0 (+1)	992 (+7%)	1mo	$220,000	$222	72
1314 E Fremont Ave	0.20mi	2/1.0	840 (-9%)	7mo	$170,000	$202	69
1118 E Fremont Ave	0.17mi	3/1.0 (+1)	1,008 (+9%)	14mo	$169,500	$168	60
522 N 12th St E	0.39mi	2/1.0	800 (-13%)	0mo	$125,000	$156	59
322 S 3rd East St	0.63mi	2/1.0	844 (-9%)	5mo	$165,000	$195	52
1303 Aspen Dr	0.68mi	3/1.0 (+1)	936 (+1%)	18mo	$229,000	$245	46
505 N 15th St E	0.41mi	3/1.0 (+1)	996 (+8%)	21mo	$220,000	$221	45
1008 E Lincoln Ave	0.36mi	2/1.0	800 (-13%)	23mo	$175,000	$219	41
310 E Jefferson Ave	0.58mi	3/1.8 (+1)	1,040 (+13%)	11mo	$215,000	$207	35
209 E Madison Ave	0.68mi	2/1.0	840 (-9%)	23mo	$135,000	$161	34

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,372
• Equity at exit: $16,401

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $15,582
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $227

Break-even live

Break-even rent $859

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $110,000 Active 32 DOM
2. 2026-06-18
   days on market $110,000 Active 31 DOM
3. 2026-06-17
   days on market $110,000 Active 30 DOM
4. 2026-06-16
   days on market $110,000 Active 29 DOM
5. 2026-06-15
   days on market $110,000 Active 28 DOM
6. 2026-06-14
   days on market $110,000 Active 26 DOM
7. 2026-06-12
   days on market $110,000 Active 25 DOM
8. 2026-06-09
   days on market $110,000 Active 22 DOM
9. 2026-06-08
   days on market $110,000 Active 21 DOM
10. 2026-06-07
    days on market $110,000 Active 20 DOM
11. 2026-06-05
    days on market $110,000 Active 18 DOM
12. 2026-06-04
    days on market $110,000 Active 16 DOM
13. 2026-06-02
    days on market $110,000 Active 15 DOM
14. 2026-06-01
    days on market $110,000 Active 14 DOM
15. 2026-05-31
    days on market $110,000 Active 13 DOM
16. 2026-05-31
    days on market $110,000 Active 12 DOM
17. 2026-05-18
    listed $110,000 Active
18. 2026-04-26
    price $110,000
19. 2026-04-20
    price $114,000
20. 2026-03-30
    listed $115,000 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: $671 · $56/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: $0/yr ($0/mo · 0.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥91°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: $13,762
• − Mortgage interest: −$6,162
• − Property taxes: −$671
• − Insurance: −$550
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$3,200
• Taxable income: $978
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,495/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

-4.3% since first listed

4 events — show timeline

• 2026-05-18 Listed $110,000 WMLS
• 2026-04-26 Price Changed $110,000 WMLS
• 2026-04-20 Price Changed $114,000 WMLS
• 2026-03-30 Listed $115,000 WMLS

Property tax history

-0.4%/yr

Latest (2025): $671 · -18.0% YoY. Source: county tax records.