1833 State 89 Hwy · Evanston, WY 82930

$129,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 87 Days on market

Built 1962 0.72 ac lot

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Why this score? — see what drove the B 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 +27.3/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 0.72-acre lot is just off Highway 89. Enjoy beautiful views and easy highway access just outside of city limits. The property has outbuildings for storage or utility. It is sold as-is. The existing house and mobile home are uninhabitable and condemned for tax purposes. Cash only. Contact Cody Ferrin at 307.679.5115 for a showing. Buyer or agent to verify all details.

Key facts

• 0.72 acre lot
• Built 1962
• Listed 86 days

Property features AI

Exterior

• Parking: No garage
• Home design: Single-family residential property
• Construction: Masonite exterior
• Exterior features: Lot approximately 0.72 acres

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.0% in Evanston — 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 61/100 on livability (#112 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Uinta County School District #1 (town): math 54% / reading 57% proficiency, ranked #17 of 41 in WY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 50 units permitted in Uinta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k appreciation (10.0% local appreciation)).
• Uinta County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.60×
• Total profit: $93,986
• Equity at exit: $116,213

10-year hold

• IRR: 28.8%
• Equity multiple: 8.14×
• Total profit: $257,951
• Equity at exit: $250,619

Cash invested: $36,120 (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 82930

• Home prices YoY: 4.4%
• Active inventory: 114
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $373

Break-even live

Break-even rent $964

Max offer price $129,000

Occupancy floor 69%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $129,000 Active 87 DOM
2. 2026-06-17
   days on market $129,000 Active 86 DOM
3. 2026-06-16
   days on market $129,000 Active 85 DOM
4. 2026-06-15
   days on market $129,000 Active 84 DOM
5. 2026-06-15
   days on market $129,000 Active 83 DOM
6. 2026-06-13
   days on market $129,000 Active 82 DOM
7. 2026-06-12
   days on market $129,000 Active 81 DOM
8. 2026-06-09
   days on market $129,000 Active 78 DOM
9. 2026-06-08
   days on market $129,000 Active 77 DOM
10. 2026-06-08
    days on market $129,000 Active 76 DOM
11. 2026-06-05
    days on market $129,000 Active 74 DOM
12. 2026-06-04
    days on market $129,000 Active 73 DOM
13. 2026-06-03
    days on market $129,000 Active 72 DOM
14. 2026-06-02
    days on market $129,000 Active 71 DOM
15. 2026-06-01
    days on market $129,000 Active 70 DOM
16. 2026-05-31
    days on market $129,000 Active 69 DOM
17. 2026-05-05
    status Active
18. 2026-01-08
    status Active
19. 2025-12-15
    status Pending
20. 2025-12-11
    status Active
21. 2025-11-11
    status Pending
22. 2025-09-30
    listed $129,000 Active
23. 2025-09-22
    soldstatus
24. 2025-09-19
    soldstatus Closed 374-char remark

    Show marketing remark (374 chars)

    This 0.72-acre lot is just off Highway 89. Enjoy beautiful views and easy highway access just outside of city limits. The property has outbuildings for storage or utility. It is sold as-is. The existing house and mobile home are uninhabitable and condemned for tax purposes. Cash only. Contact Cody Ferrin at 307.679.5115 for a showing. Buyer or agent to verify all details.

25. 2025-09-07
    status Pending 374-char remark

    Show marketing remark (374 chars)

    This 0.72-acre lot is just off Highway 89. Enjoy beautiful views and easy highway access just outside of city limits. The property has outbuildings for storage or utility. It is sold as-is. The existing house and mobile home are uninhabitable and condemned for tax purposes. Cash only. Contact Cody Ferrin at 307.679.5115 for a showing. Buyer or agent to verify all details.

26. 2025-09-02
    listed $59,000 Active 374-char remark

    Show marketing remark (374 chars)

    This 0.72-acre lot is just off Highway 89. Enjoy beautiful views and easy highway access just outside of city limits. The property has outbuildings for storage or utility. It is sold as-is. The existing house and mobile home are uninhabitable and condemned for tax purposes. Cash only. Contact Cody Ferrin at 307.679.5115 for a showing. Buyer or agent to verify all details.

ⓘ 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: $376 · $31/mo
• Projected year-2 tax: $787 · $66/mo
• Expected delta: +$411/yr (+$34/mo · 109.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 6 d/yr ≥86°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: $17,241
• − Mortgage interest: −$7,226
• − Property taxes: −$376
• − Insurance: −$645
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,753
• Taxable income: $2,483
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,886/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: Uinta County School District #1
• NCES district ID: 5602760
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $53,206
• Composite: 47.65/100
• National rank: #2247
• State rank: #17 of 41 in WY

Livability — Evanston

• Score: 61/100
• State rank: #112
• US rank: #17873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,836

Population outlook (Uinta County) Hauer SSP2

• Today (2025): 19,871 people
• By 2030: 19,106 · -3.8%
• By 2040: 17,394 · -12.5%
• By 2050: 15,715 · -20.9%
• By 2075: 12,193 · -38.6%
• By 2100: 9,429 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 8% Italian 4% Scottish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Uinta

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.1% · Other 1.6%
• 2008→2024 swing: -22.6pp toward R · 2008: -41.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+62.8 2016: R+61.5 2012: R+59.0 2008: R+41.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.96%
• Current HPI: 401.04
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+118.6% since first listed

10 events — show timeline

• 2026-05-05 Relisted — WMLS
• 2026-01-08 Relisted — WMLS
• 2025-12-15 Pending — WMLS
• 2025-12-11 Relisted — WMLS
• 2025-11-11 Pending — WMLS
• 2025-09-30 Listed $129,000 WMLS
• 2025-09-22 Sold (Public Records) — Public Records
• 2025-09-19 Sold (MLS) — WMLS
• 2025-09-07 Pending — WMLS
• 2025-09-02 Listed $59,000 WMLS

Property tax history

-6.9%/yr

Latest (2025): $376 · -33.8% YoY. Source: county tax records.