304 W Center St · Rawlins, WY 82301

$99,900

4 bd · 3.0 ba · 1,806 sqft · SingleFamily public records · 521 Days on market

Built 1900 6,098 sqft lot ↓ 41% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• U shape kitchen
• Enclosed patio
• 6,098 sq ft lot

Tags

• U SHAPE KITCHEN
• SEPARATE DINING SPACE
• LARGE BUILT-IN CHINA CABINET
• ENCLOSED PATIO
• PRIVATE LOUNGING AREA
• GENEROUS SIZE LIVING ROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Metal siding; Stucco exterior; Composition roof
• Exterior features: Patio; Chain link and wood fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Disposal
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.1% in Rawlins — 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 (#31 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Carbon County School District #1 (town): math 39% / reading 48% proficiency, ranked #35 of 41 in WY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 40 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carbon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 521 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $45k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 521 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $209,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 E Davis St	0.33mi	5/1.8 (+1)	1,824 (+1%)	6mo	$220,000	$121	68
427 E Miller St	0.47mi	4/1.8	1,800 (-0%)	11mo	$229,900	$128	64
313 E Miller St	0.38mi	5/1.8 (+1)	1,800 (-0%)	15mo	$265,000	$147	59
314 E Miller St	0.40mi	4/1.8	1,820 (+1%)	20mo	$165,000	$91	59
809 W Cedar St	0.52mi	3/2.0 (-1)	1,874 (+4%)	3mo	$180,000	$96	58
623 W Buffalo St	0.49mi	4/1.8	1,664 (-8%)	4mo	$210,000	$126	56
408 E Miller St	0.46mi	3/2.0 (-1)	1,677 (-7%)	2mo	$140,000	$83	56
306 E Walnut St	0.63mi	3/2.0 (-1)	1,848 (+2%)	14mo	$215,000	$116	46
515 E Maple St	0.66mi	3/1.5 (-1)	1,948 (+8%)	8mo	$245,000	$126	39
314 E Pine St	0.44mi	3/1.0 (-1)	1,621 (-10%)	15mo	$164,000	$101	37
218 E Jeffers Dr	0.67mi	3/1.5 (-1)	1,686 (-7%)	14mo	$155,000	$92	35
216 E Spruce St	0.49mi	3/1.0 (-1)	1,576 (-13%)	18mo	$125,000	$79	28

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $7,897
• Equity at exit: $14,895

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $37,870
• Equity at exit: $8,638

Cash invested: $27,972 (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 82301

• Active inventory: 93
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$81 /mo · $966/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $378

Break-even live

Break-even rent $818

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $435	-5% $407	+0% $378	+5% $350	+10% $322
Rent	-10% $276	-5% $327	+0% $378	+5% $430	+10% $481
Rate	-1.0pp $429	-0.5pp $404	base $378	+0.5pp $352	+1.0pp $326

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $99,900 Active 521 DOM
2. 2026-06-19
   days on market $99,900 Active 519 DOM
3. 2026-06-18
   days on market $99,900 Active 518 DOM
4. 2026-06-17
   days on market $99,900 Active 517 DOM
5. 2026-06-16
   days on market $99,900 Active 516 DOM
6. 2026-06-15
   days on market $99,900 Active 515 DOM
7. 2026-06-14
   days on market $99,900 Active 513 DOM
8. 2026-06-12
   days on market $99,900 Active 512 DOM
9. 2026-06-09
   days on market $99,900 Active 509 DOM
10. 2026-06-08
    days on market $99,900 Active 508 DOM
11. 2026-06-07
    days on market $99,900 Active 507 DOM
12. 2026-06-03
    days on market $99,900 Active 503 DOM
13. 2026-06-02
    days on market $99,900 Active 502 DOM
14. 2026-06-01
    days on market $99,900 Active 501 DOM
15. 2026-05-31
    days on market $99,900 Active 500 DOM
16. 2026-05-30
    days on market $99,900 Active 499 DOM
17. 2026-03-26
    price $99,900
18. 2025-09-29
    price $110,000
19. 2025-05-05
    price $129,900
20. 2025-01-15
    listed $145,000 Active
21. 2023-09-08
    historical
22. 2021-10-11
    listed $169,000

ⓘ 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: $966 · $81/mo
• Projected year-2 tax: $966 · $81/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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 19 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: $15,559
• − Mortgage interest: −$5,596
• − Property taxes: −$966
• − Insurance: −$500
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,906
• Taxable income: $3,102
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,795/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: Carbon County School District #1
• NCES district ID: 5601030
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $59,074
• Composite: 38.23/100
• National rank: #4248
• State rank: #35 of 41 in WY

Livability — Rawlins

• Score: 70/100
• State rank: #31
• US rank: #7516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rawlins, WY
• County: Carbon County · 8,180 people
• City population: 8,180
• Metro: Rock Springs, WY
• Population (ZIP): 8,180
• Household income: $62,841
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 163.0

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 15,217 people
• By 2030: 14,977 · -1.6%
• By 2040: 14,430 · -5.2%
• By 2050: 14,381 · -5.5%
• By 2075: 14,566 · -4.3%
• By 2100: 13,729 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Slovak 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+58.1) · D 20.1% · R 78.3% · Other 1.6%
• 2008→2024 swing: -29.0pp toward R · 2008: -29.1pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+53.8 2016: R+50.5 2012: R+31.6 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.83%
• Current HPI: 139.787
• Rent YoY: —
• Metro: Rock Springs, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-40.9% since first listed

6 events — show timeline

• 2026-03-26 Price Changed $99,900 WMLS
• 2025-09-29 Price Changed $110,000 WMLS
• 2025-05-05 Price Changed $129,900 WMLS
• 2025-01-15 Listed $145,000 WMLS
• 2023-09-08 Delisted — WMLS
• 2021-10-11 Listed $169,000 WMLS

Property tax history

+0.5%/yr

Latest (2025): $966 · -20.7% YoY. Source: county tax records.