2701 Bastion Dr · Rock Springs, WY 82901

$255,000

3 bd · 3.0 ba · 1,520 sqft · MultiFamily public records · 3 Days on market

Built 2007 4,792 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 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

Very clean and well taken care of home. This twin home is located on a corner lot, which allows extra parking. Large master bedroom and bathroom with a walk in closet, with two additional bedrooms and and additional bathroom upstairs and a 1/2 bathroom on main level right in from the front door and garage. All new stainless steal appliances. Xeriscape in the front yard for low maintenance. New flooring in bathrooms and laundry room, hard wood floors through the main level and tile in the kitchen and carpet in the living room. Call Sonya Riskus @ 307-389-4584 for your own private showing.

Key facts

• White vinyl fence
• Large yard
• Outdoor deck

Tags

• CORNER LOT
• LARGE YARD
• WHITE VINYL FENCE
• OUTDOOR DECK
• BRAND NEW CARPET
• LAUNDRY ROOM LOCATED UPSTAIRS

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential; Rural setting
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range; Oven; Disposal
• Flooring: Carpet; Hardwood
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Cap rate 10.1% vs local median 2.9% in Rock Springs — 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 70/100 on livability (#35 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Sweetwater County School District #1 (town): math 44% / reading 49% proficiency, ranked #31 of 41 in WY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.1%/yr); 177 active listings in the ZIP; 47 units permitted in Sweetwater County in 2024 (0 in 5+ unit buildings).
• At $2,968/mo this rent would consume 51% of the median local household income ($70k/yr) (locally 609% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,000

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. 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.
3. 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.
4. 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: 1.16% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.76%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,014
• Equity at exit: $38,021

10-year hold

• IRR: 7.4%
• Equity multiple: 1.49×
• Total profit: $34,861
• Equity at exit: $22,048

Cash invested: $71,400 (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 82901

• Rents YoY: -2.1%
• Active inventory: 177
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $2,968 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $819

Break-even live

Break-even rent $1,932

Max offer price $255,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,967
Total (3 units)			$2,968

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-22
   listed $255,000 Active
2. 2020-12-11
   soldstatus
3. 2020-12-10
   soldstatus 595-char remark

   Show marketing remark (595 chars)

   Very clean and well taken care of home. This twin home is located on a corner lot, which allows extra parking. Large master bedroom and bathroom with a walk in closet, with two additional bedrooms and and additional bathroom upstairs and a 1/2 bathroom on main level right in from the front door and garage. All new stainless steal appliances. Xeriscape in the front yard for low maintenance. New flooring in bathrooms and laundry room, hard wood floors through the main level and tile in the kitchen and carpet in the living room. Call Sonya Riskus @ 307-389-4584 for your own private showing.

4. 2020-09-14
   listed $183,500 595-char remark

   Show marketing remark (595 chars)

   Very clean and well taken care of home. This twin home is located on a corner lot, which allows extra parking. Large master bedroom and bathroom with a walk in closet, with two additional bedrooms and and additional bathroom upstairs and a 1/2 bathroom on main level right in from the front door and garage. All new stainless steal appliances. Xeriscape in the front yard for low maintenance. New flooring in bathrooms and laundry room, hard wood floors through the main level and tile in the kitchen and carpet in the living room. Call Sonya Riskus @ 307-389-4584 for your own private showing.

5. 2019-08-14
   soldstatus
6. 2019-08-13
   soldstatus
7. 2019-05-20
   listed $179,900
8. 2012-09-11
   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: $992 · $83/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$563/yr (+$47/mo · 56.8%)

ⓘ 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 ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,616
• − Mortgage interest: −$14,284
• − Property taxes: −$992
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − Depreciation: −$7,418
• Taxable income: $5,948
• Est. tax owed @ 24.0%: −$1,428
• After-tax cash flow: $8,395/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 #1
• NCES district ID: 5605302
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $68,679
• Composite: 41.66/100
• National rank: #3422
• State rank: #31 of 41 in WY

Livability — Rock Springs

• Score: 70/100
• State rank: #35
• US rank: #8016

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: Rock Springs, WY
• County: Sweetwater County · 27,198 people
• City population: 27,198
• Metro: Rock Springs, WY
• Population (ZIP): 27,198
• Household income: $69,954
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 609.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 9% Vietnamese 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: ▼ -270.69%
• Current HPI: 146.2451
• Rent YoY: ▼ -2.15%
• Metro: Rock Springs, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+41.7% since first listed

8 events — show timeline

• 2026-05-22 Listed $255,000 WMLS
• 2020-12-11 Sold (Public Records) — Public Records
• 2020-12-10 Sold (MLS) — WMLS
• 2020-09-14 Listed $183,500 WMLS
• 2019-08-14 Sold (Public Records) — Public Records
• 2019-08-13 Sold (MLS) — WMLS
• 2019-05-20 Listed $179,900 WMLS
• 2012-09-11 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $992 · -22.5% YoY. Source: county tax records.