212 E G St · Casper, WY 82601

$210,000

4 bd · 2.0 ba · 1,285 sqft · SingleFamily public records · 4 Days on market

Built 1923 5,410 sqft lot Est $230k · 9% under

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Why this score? — see what drove the D+ 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 +13.9/30.0
• ARV discount +11.4/15.0
• Rent growth +4.7/5.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Call Phil 3 0 7.2 6 7.4 7 1 1 for your tour! Cute, cozy, clean & roomy! This four bedroom home is in excellent shape & ready for you! It has two small bedrooms up with a large common room, then a living room with tidy kitchen, full bath & good sized laundry room. The basement has a half bath, a den/family room & two larger bedrooms with a shared walk in closet/egress. Brand new roof. Newer windows, furnace, hot water heater & appliances. Has a neat shop/shed in the back & plenty of off street/RV parking.

Key facts

• Off street parking
• Rv parking
• Finished basement

Tags

• MOVE IN READY
• FINISHED BASEMENT
• GENEROUSLY SIZED LAUNDRY ROOM
• GREAT SHOP SHED
• OFF STREET PARKING
• RV PARKING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Masonite exterior
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Carpet; Laminate
• Heating & cooling: Forced air heating; Has heating
• Interior features: Refrigerator, Range, Oven; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $23 ($272/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (22.5% below list).
• Recommended offer: $163k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.0% in Casper — 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 78/100 on livability (#8 in WY, #2,629 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, health & safety F.
• Natrona County School District #1 (urban): math 44% / reading 52% proficiency, ranked #32 of 41 in WY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.0%/yr); 220 active listings in the ZIP; 310 units permitted in Natrona County in 2024 (104 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 $6k of value loss. Plan a longer hold.
• Natrona County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,829 (22.5% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $230,015
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 E G St	0.02mi	3/1.0 (-1)	1,200 (-7%)	6mo	$215,000	$179	74
1039 N Lincoln St	0.46mi	3/1.0 (-1)	1,290 (+0%)	15mo	$210,000	$163	57
1043 Saint Mary St	0.56mi	3/2.0 (-1)	1,167 (-9%)	9mo	$220,000	$189	46
823 N Washington St	0.68mi	4/2.0	1,450 (+13%)	3mo	$240,000	$166	44
910 N Lincoln St	0.41mi	3/1.8 (-1)	1,109 (-14%)	18mo	$210,000	$189	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.59×
• Total profit: $-24,072
• Equity at exit: $31,312

10-year hold

• IRR: 3.9%
• Equity multiple: 1.33×
• Total profit: $19,693
• Equity at exit: $18,157

Cash invested: $58,800 (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 82601

• Rents YoY: 9.0%
• Active inventory: 220
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $23

Break-even live

Break-even rent $1,600

Max offer price $210,000

Occupancy floor 94%

Sensitivity live

Price	-10% $142	-5% $82	+0% $23	+5% $-37	+10% $-96
Rent	-10% $-106	-5% $-42	+0% $23	+5% $87	+10% $151
Rate	-1.0pp $128	-0.5pp $76	base $23	+0.5pp $-32	+1.0pp $-87

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-28
   listed $210,000 Active
3. 2022-01-04
   soldstatus
4. 2022-01-03
   soldstatus 545-char remark

   Show marketing remark (545 chars)

   Call Phil 3 0 7.2 6 7.4 7 1 1 for your tour! Cute, cozy, clean & roomy! This four bedroom home is in excellent shape & ready for you! It has two small bedrooms up with a large common room, then a living room with tidy kitchen, full bath & good sized laundry room. The basement has a half bath, a den/family room & two larger bedrooms with a shared walk in closet/egress. Brand new roof. Newer windows, furnace, hot water heater & appliances. Has a neat shop/shed in the back & plenty of off street/RV parking.

5. 2021-10-29
   listed $159,900 545-char remark

   Show marketing remark (545 chars)

   Call Phil 3 0 7.2 6 7.4 7 1 1 for your tour! Cute, cozy, clean & roomy! This four bedroom home is in excellent shape & ready for you! It has two small bedrooms up with a large common room, then a living room with tidy kitchen, full bath & good sized laundry room. The basement has a half bath, a den/family room & two larger bedrooms with a shared walk in closet/egress. Brand new roof. Newer windows, furnace, hot water heater & appliances. Has a neat shop/shed in the back & plenty of off street/RV parking.

6. 2021-10-07
   listed $159,900

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$382/yr (+$32/mo · 42.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 63% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $19,539
• − Mortgage interest: −$11,763
• − Property taxes: −$899
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$6,109
• Taxable loss: −$3,408
• Est. tax savings @ 24.0%: +$818
• After-tax cash flow: $1,090/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: Natrona County School District #1
• NCES district ID: 5604510
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $55,217
• Composite: 41.6/100
• National rank: #3437
• State rank: #32 of 41 in WY

Livability — Casper

• Score: 78/100
• State rank: #8
• US rank: #2629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casper, WY
• County: Natrona County · 72,922 people
• City population: 72,922
• Metro: Casper, WY
• Population (ZIP): 26,721
• Household income: $67,642
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 749.0

Population outlook (Natrona County) Hauer SSP2

• Today (2025): 98,530 people
• By 2030: 107,084 · +8.7%
• By 2040: 124,838 · +26.7%
• By 2050: 143,617 · +45.8%
• By 2075: 192,378 · +95.2%
• By 2100: 228,435 · +131.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Lithuanian 4% Portuguese 4%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Natrona

• 2024 margin: Solid R (+48.6) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -34.4pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+47.6 2016: R+52.2 2012: R+41.1 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -190.42%
• Current HPI: 181.2192
• Rent YoY: ▲ 8.97%
• Metro: Casper, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+31.3% since first listed

6 events — show timeline

• 2026-05-05 Pending — WMLS
• 2026-04-28 Listed $210,000 WMLS
• 2022-01-04 Sold (Public Records) — Public Records
• 2022-01-03 Sold (MLS) — WMLS
• 2021-10-29 Listed $159,900 WMLS
• 2021-10-07 Listed $159,900 WMLS

Property tax history

+9.3%/yr

Latest (2025): $899 · -20.7% YoY. Source: county tax records.