808 Kit Carson Dr · Green River, WY 82935

$50,000

3 bd · 2.0 ba · 1,280 sqft · Other · 24 Days on market

Built 1979 Poor condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Key facts

• Vinyl windows
• Large front porch
• New cabinets

Tags

• NEWER FINISHES
• LARGE FRONT PORCH
• LARGE BACK PORCH
• VINYL WINDOWS
• NEW CABINETS
• NEW DISPOSAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 2.9% in Green River — 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 74/100 on livability (#19 in WY, #4,785 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Sweetwater County School District #2 (town): math 62% / reading 61% proficiency, ranked #6 of 41 in WY (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 75 active listings in the ZIP; 47 units permitted in Sweetwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.28% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.49%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 44.9%
• Equity multiple: 2.94×
• Total profit: $27,205
• Equity at exit: $7,455

10-year hold

• IRR: 50.8%
• Equity multiple: 5.94×
• Total profit: $69,200
• Equity at exit: $4,323

Cash invested: $14,000 (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 82935

• Active inventory: 75
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $554

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 46%

Sensitivity live

Price	-10% $589	-5% $571	+0% $554	+5% $537	+10% $520
Rent	-10% $464	-5% $509	+0% $554	+5% $599	+10% $644
Rate	-1.0pp $579	-0.5pp $567	base $554	+0.5pp $541	+1.0pp $528

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $50,000 Active 24 DOM
2. 2026-06-18
   days on market $50,000 Active 23 DOM
3. 2026-06-17
   days on market $50,000 Active 22 DOM
4. 2026-06-16
   days on market $50,000 Active 21 DOM
5. 2026-06-15
   days on market $50,000 Active 20 DOM
6. 2026-06-14
   days on market $50,000 Active 18 DOM
7. 2026-06-12
   days on market $50,000 Active 17 DOM
8. 2026-06-09
   days on market $50,000 Active 14 DOM
9. 2026-06-08
   days on market $50,000 Active 13 DOM
10. 2026-06-07
    days on market $50,000 Active 12 DOM
11. 2026-06-05
    days on market $50,000 Active 9 DOM
12. 2026-06-03
    days on market $50,000 Active 8 DOM
13. 2026-06-02
    days on market $50,000 Active 7 DOM
14. 2026-06-01
    days on market $50,000 Active 6 DOM
15. 2026-05-31
    days on market $50,000 Active 5 DOM
16. 2026-05-30
    days on market $50,000 Active 4 DOM
17. 2026-05-26
    listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 19 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: $13,665
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$1,455
• Taxable income: $6,223
• Est. tax owed @ 24.0%: −$1,494
• After-tax cash flow: $5,155/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates, including a new roof, siding, and paint, as well as interior and system upgrades. The extensive work needed significantly reduces its current value and would require a substantial investment.

Repairs flagged

• Major roof — The satellite image suggests significant damage.
• Major siding — The siding is visibly peeling and in poor condition.
• Major paint — The paint is faded and peeling, indicating poor condition.
• Major interior walls — No interior walls are visible, but the exterior suggests extensive wear and tear.
• Major flooring — No flooring is visible, but the overall condition suggests it may be in poor shape as well.
• Major systems — No systems are visible, but the overall condition suggests they may be in poor shape as well.

Value-add opportunities

• Resale new roof — A new roof would significantly improve the home's appearance and value.
• Resale new siding and paint — New siding and paint would greatly enhance the home's curb appeal and value.
• Both interior updates — Updating the interior would improve the home's livability and attract more buyers/renters.
• Both new flooring — New flooring would improve the home's appearance and functionality.
• Both system upgrades — Upgrading the systems would improve the home's functionality and attract more buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image suggests significant damage.	Major	$15,000–50,000
siding · The siding is visibly peeling and in poor condition.	Major	$15,000–50,000
paint · The paint is faded and peeling, indicating poor condition.	Major	$15,000–50,000
interior walls · No interior walls are visible, but the exterior suggests extensive wear and tear.	Major	$15,000–50,000
flooring · No flooring is visible, but the overall condition suggests it may be in poor shape as well.	Major	$15,000–50,000
systems · No systems are visible, but the overall condition suggests they may be in poor shape as well.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale new roof — A new roof would significantly improve the home's appearance and value. ↑
• Resale new siding and paint — New siding and paint would greatly enhance the home's curb appeal and value. ↑
• Both interior updates — Updating the interior would improve the home's livability and attract more buyers/renters. ↑
• Both new flooring — New flooring would improve the home's appearance and functionality. ↑
• Both system upgrades — Upgrading the systems would improve the home's functionality and attract more buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sweetwater County School District #2
• NCES district ID: 5605762
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $69,339
• Composite: 54.18/100
• National rank: #1379
• State rank: #6 of 41 in WY

Livability — Green River

• Score: 74/100
• State rank: #19
• US rank: #4785

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: Green River, WY
• Population (ZIP): 12,135

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Portuguese 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 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: ▼ -306.53%
• Current HPI: 158.3212
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $50,000 FSBO.com