104 S 4th St · Rock River, WY 82083

$75,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 136 Days on market

Built 1920 0.25 ac lot ↓ 17% 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 +28.1/30.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.25 acre lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Propane service
• Home design: Single-family residential property
• Exterior features: Asphalt roof

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Carpet; Laminate
• Heating & cooling: Forced air heating
• Interior features: Refrigerator, Range, Oven; Carpet and laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#142 in WY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Albany County School District #1 (town): math 51% / reading 59% proficiency, ranked #19 of 41 in WY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Laramie Montessori Charter School (math 30% / reading 70%, grade D+, #86 of 151 statewide, top 57%, 95 students, 39% FRL, charter); Rock River Junior High School (math 24% / reading 75%, 20 students, 45% FRL); Whiting High School (math 10% / reading 30%, grade F, #64 of 75 statewide, top 91%, 77 students, 42% FRL) — zoned schools average 42% FRL vs 22% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 55% district-wide (-15 pts) — the specific schools serving this property underperform the Albany County School District #1 average; the district grade overstates school quality for this exact location.
• Market conditions: 20 active listings in the ZIP; 99 units permitted in Albany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $4k appreciation (5.1% local appreciation)).
• Albany County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1920 — 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: 1.17% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $193,392
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 Mcdermott Ave	0.44mi	1/1.0 (-1)	808 (-1%)	12mo	$151,250	$187	62
858 White St	0.50mi	1/1.0 (-1)	712 (-13%)	2mo	$168,500	$237	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.56×
• Total profit: $32,766
• Equity at exit: $43,006

10-year hold

• IRR: 23.8%
• Equity multiple: 5.09×
• Total profit: $85,810
• Equity at exit: $74,643

Cash invested: $21,000 (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 82083

• Home prices YoY: 3.4%
• Active inventory: 20
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $236

Break-even live

Break-even rent $581

Max offer price $75,000

Occupancy floor 68%

Sensitivity live

Price	-10% $278	-5% $257	+0% $236	+5% $215	+10% $194
Rent	-10% $166	-5% $201	+0% $236	+5% $271	+10% $305
Rate	-1.0pp $274	-0.5pp $255	base $236	+0.5pp $217	+1.0pp $197

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-01-08
   price $75,000
3. 2025-12-18
   listed $90,000 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: $416 · $35/mo
• Projected year-2 tax: $458 · $38/mo
• Expected delta: +$42/yr (+$3/mo · 10.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 6 d/yr ≥85°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,559
• − Mortgage interest: −$4,201
• − Property taxes: −$416
• − Insurance: −$375
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$2,182
• Taxable income: $1,696
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $2,424/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: Albany County School District #1
• NCES district ID: 5600730
• Math proficiency: 51% ▼ -11.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $43,169
• Composite: 46.25/100
• National rank: #2485
• State rank: #19 of 41 in WY

Livability — Rock River

• Score: 52/100
• State rank: #142
• US rank: #24723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock River, WY
• Population (ZIP): 326

Population outlook (Albany County) Hauer SSP2

• Today (2025): 43,687 people
• By 2030: 46,862 · +7.3%
• By 2040: 53,248 · +21.9%
• By 2050: 60,547 · +38.6%
• By 2075: 82,326 · +88.4%
• By 2100: 102,008 · +133.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Pacific Islander 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 6% Romanian 6% Iranian 2%
• Foreign-born: 6%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Albany

• 2024 margin: Toss-up / Even · D 47.5% · R 50.6% · Other 1.9%
• 2008→2024 swing: -7.3pp toward R · 2008: 4.1pp · 2024: -3.2pp
• All cycles: 2024: R+3.2 2020: D+2.8 2016: R+4.3 2012: R+2.5 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.11%
• Current HPI: 155.4106
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.7% since first listed

3 events — show timeline

• 2026-05-06 Pending — WMLS
• 2026-01-08 Price Changed $75,000 WMLS
• 2025-12-18 Listed $90,000 WMLS

Property tax history

-2.8%/yr

Latest (2025): $416 · -26.7% YoY. Source: county tax records.