607 Pine St · Medicine Bow, WY 82329

$199,000

5 bd · 3.0 ba · 1,920 sqft · SingleFamily public records · 263 Days on market

Built 1978 0.29 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Are you looking for an opportunity to purchase a primary home or a base camp property in Wyoming? This home, located in the Historic town of Medicine Bow is seeking its new owner. Medicine Bow, WY is the perfect base camp for access to several quality Mule Deer and Antelope areas as well as a Trophy Elk area close-by in the Shirley Mountains. Pathfinder Reservoir is not far if you want to do some fly fishing or fish for Walleye. After a long day enjoying the great outdoors on the high plains, on the river or in the mountains, you will find this property offers enough Sq. Ft. for everyone to have their own quiet space to relax. Not only does this home sit on a quiet double lot of almost 1/3 of an acres backing up to open space, it is also on a corner, fully fenced and furnished so all you need to bring is your toothbrush! this home has 5 bedrooms, 2 bathrooms, a 2 car detached garage with a workshop, plus an additional 1 car detached garage for the toys.

Key facts

• Pathfinder reservoir
• Trophy elk area
• 0.29 acre lot

Tags

• HISTORIC TOWN OF MEDICINE BOW
• ACCESS TO MULE DEER AREAS
• ACCESS TO ANTELOPE AREAS
• TROPHY ELK AREA
• CLOSE-BY SHIRLEY MOUNTAINS
• PATHFINDER RESERVOIR

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (32.4% below list).
• Recommended offer: $135k (32.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#127 in WY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Carbon County School District #2 (rural): math 48% / reading 57% proficiency, ranked #21 of 41 in WY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Saratoga Elementary (math 42% / reading 57%, grade D, #87 of 151 statewide, top 64%, 187 students, 26% FRL); Saratoga Middle/High School (math 52% / reading 62%, grade C, #16 of 75 statewide, top 22%, 135 students, 18% FRL).
• Market conditions: 32 active listings in the ZIP; 40 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Carbon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $134,548 (32.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 12.3

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: 1.3%
• Equity multiple: 1.07×
• Total profit: $4,101
• Equity at exit: $89,479

10-year hold

• IRR: 5.0%
• Equity multiple: 1.76×
• Total profit: $42,536
• Equity at exit: $137,898

Cash invested: $55,720 (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 82329

• Active inventory: 32
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-312

Break-even live

Break-even rent $1,741

Max offer price $153,808

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-244	+0% $-312	+5% $-381	+10% $-450
Rent	-10% $-419	-5% $-365	+0% $-312	+5% $-259	+10% $-206
Rate	-1.0pp $-212	-0.5pp $-262	base $-312	+0.5pp $-364	+1.0pp $-416

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $199,000 Active 263 DOM
2. 2026-06-19
   days on market $199,000 Active 261 DOM
3. 2026-06-18
   days on market $199,000 Active 260 DOM
4. 2026-06-17
   days on market $199,000 Active 259 DOM
5. 2026-06-16
   days on market $199,000 Active 258 DOM
6. 2026-06-15
   days on market $199,000 Active 257 DOM
7. 2026-06-14
   days on market $199,000 Active 255 DOM
8. 2026-06-13
   days on market $199,000 Active 254 DOM
9. 2026-06-10
   days on market $199,000 Active 252 DOM
10. 2026-06-09
    days on market $199,000 Active 251 DOM
11. 2026-06-08
    days on market $199,000 Active 250 DOM
12. 2026-06-07
    days on market $199,000 Active 249 DOM
13. 2026-06-05
    days on market $199,000 Active 246 DOM
14. 2026-06-02
    days on market $199,000 Active 244 DOM
15. 2026-06-01
    days on market $199,000 Active 243 DOM
16. 2026-05-31
    days on market $199,000 Active 242 DOM
17. 2026-05-30
    days on market $199,000 Active 241 DOM
18. 2026-01-07
    price $249,500 967-char remark

    Show marketing remark (967 chars)

    Are you looking for an opportunity to purchase a primary home or a base camp property in Wyoming? This home, located in the Historic town of Medicine Bow is seeking its new owner. Medicine Bow, WY is the perfect base camp for access to several quality Mule Deer and Antelope areas as well as a Trophy Elk area close-by in the Shirley Mountains. Pathfinder Reservoir is not far if you want to do some fly fishing or fish for Walleye. After a long day enjoying the great outdoors on the high plains, on the river or in the mountains, you will find this property offers enough Sq. Ft. for everyone to have their own quiet space to relax. Not only does this home sit on a quiet double lot of almost 1/3 of an acres backing up to open space, it is also on a corner, fully fenced and furnished so all you need to bring is your toothbrush! this home has 5 bedrooms, 2 bathrooms, a 2 car detached garage with a workshop, plus an additional 1 car detached garage for the toys.

19. 2025-10-01
    listed $250,000 Active 967-char remark

    Show marketing remark (967 chars)

    Are you looking for an opportunity to purchase a primary home or a base camp property in Wyoming? This home, located in the Historic town of Medicine Bow is seeking its new owner. Medicine Bow, WY is the perfect base camp for access to several quality Mule Deer and Antelope areas as well as a Trophy Elk area close-by in the Shirley Mountains. Pathfinder Reservoir is not far if you want to do some fly fishing or fish for Walleye. After a long day enjoying the great outdoors on the high plains, on the river or in the mountains, you will find this property offers enough Sq. Ft. for everyone to have their own quiet space to relax. Not only does this home sit on a quiet double lot of almost 1/3 of an acres backing up to open space, it is also on a corner, fully fenced and furnished so all you need to bring is your toothbrush! this home has 5 bedrooms, 2 bathrooms, a 2 car detached garage with a workshop, plus an additional 1 car detached garage for the toys.

ⓘ 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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,146
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$5,789
• Taxable loss: −$7,354
• Est. tax savings @ 24.0%: +$1,765
• After-tax cash flow: $-1,983/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 #2
• NCES district ID: 5601700
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $50,806
• Composite: 44.9/100
• National rank: #2714
• State rank: #21 of 41 in WY

Livability — Medicine Bow

• Score: 59/100
• State rank: #127
• US rank: #20369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medicine Bow, WY
• Population (ZIP): 336

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Native American 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 10% Portuguese 8% Serbian 4%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-0.2% since first listed

2 events — show timeline

• 2026-01-07 Price Changed $249,500 CBR
• 2025-10-01 Listed $250,000 CBR

Property tax history

-4.9%/yr

Latest (2025): $271 · -60.3% YoY. Source: county tax records.