2234 W C St · Torrington, WY 82240

$120,000

2 bd · 1.5 ba · 1,175 sqft · SingleFamily public records · 304 Days on market

Built 1936 6,970 sqft lot Est $161k · 25% under ↓ 10% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Fully fenced yard
• 6,970 sq ft lot
• 2 garage spots

Tags

• FULLY FENCED YARD
• QUICK ACCESS TO SCHOOLS
• QUICK ACCESS TO RECREATION
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Asphalt roof
• Exterior features: Front porch; Chain link fence

Interior

• Kitchen: Refrigerator; Range / Oven; Microwave; Dishwasher
• Flooring: Carpet; Hardwood; Laminate; Vinyl
• Heating & cooling: Forced air heating
• Interior features: Walk-in closets; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-15 ($-179/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (21.2% below list).
• Recommended offer: $95k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% in Torrington — 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 67/100 on livability (#66 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, employment D.
• Goshen County School District #1 (town): math 45% / reading 57% proficiency, ranked #28 of 41 in WY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lincoln Elementary (263 students, 47% FRL); Torrington Middle School (math 42% / reading 54%, grade C-, #37 of 55 statewide, top 67%, 272 students, 46% FRL); Torrington High School (math 37% / reading 52%, grade F, #40 of 75 statewide, top 58%, 305 students, 43% FRL).
• Market conditions: 93 active listings in the ZIP; 3 units permitted in Goshen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Goshen County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,567 (21.2% 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 304 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1936 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $160,975
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1717 W E St	0.34mi	3/1.0 (+1)	1,220 (+4%)	7mo	$72,000	$59	65
2401 W B St	0.15mi	3/1.0 (+1)	1,322 (+12%)	1mo	$169,000	$128	64
334 W 26th Ave	0.25mi	2/1.0	1,320 (+12%)	8mo	$115,000	$87	59
2617 W B St	0.28mi	3/2.0 (+1)	1,080 (-8%)	11mo	$170,000	$157	58
316 E 20th Ave	0.44mi	1/1.0 (-1)	1,116 (-5%)	14mo	$45,000	$40	53
1342 High Street St	0.58mi	3/1.0 (+1)	1,058 (-10%)	1mo	$144,900	$137	48
2318 E B St	0.37mi	2/1.0	1,344 (+14%)	12mo	$234,900	$175	46
1731 W D St	0.30mi	3/1.0 (+1)	1,340 (+14%)	13mo	$159,000	$119	44
2517 E D St	0.56mi	3/1.0 (+1)	1,028 (-12%)	2mo	$159,000	$155	44
302 E 28th Ave	0.55mi	3/1.0 (+1)	1,072 (-9%)	12mo	$184,000	$172	43
1201 Haines St	0.66mi	3/2.0 (+1)	1,284 (+9%)	9mo	$200,000	$156	39
1717 E E St	0.70mi	3/1.0 (+1)	1,332 (+13%)	3mo	$170,250	$128	36

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-20,421
• Equity at exit: $17,892

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-19,114
• Equity at exit: $10,375

Cash invested: $33,600 (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 82240

• Active inventory: 93
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-15

Break-even live

Break-even rent $965

Max offer price $117,368

Occupancy floor 97%

Sensitivity live

Price	-10% $53	-5% $19	+0% $-15	+5% $-49	+10% $-83
Rent	-10% $-90	-5% $-52	+0% $-15	+5% $22	+10% $60
Rate	-1.0pp $46	-0.5pp $16	base $-15	+0.5pp $-46	+1.0pp $-78

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $120,000 Active 304 DOM
2. 2026-06-19
   days on market $120,000 Active 302 DOM
3. 2026-06-18
   days on market $120,000 Active 301 DOM
4. 2026-06-17
   days on market $120,000 Active 300 DOM
5. 2026-06-16
   days on market $120,000 Active 299 DOM
6. 2026-06-15
   days on market $120,000 Active 298 DOM
7. 2026-06-14
   days on market $120,000 Active 296 DOM
8. 2026-06-13
   pricedays on market $120,000 Active 295 DOM
9. 2026-06-10
   days on market $125,000 Active 293 DOM
10. 2026-06-09
    days on market $125,000 Active 292 DOM
11. 2026-06-08
    days on market $125,000 Active 291 DOM
12. 2026-06-07
    days on market $125,000 Active 290 DOM
13. 2026-06-03
    days on market $125,000 Active 286 DOM
14. 2026-06-02
    days on market $125,000 Active 285 DOM
15. 2026-06-01
    days on market $125,000 Active 284 DOM
16. 2026-05-31
    days on market $125,000 Active 283 DOM
17. 2026-05-30
    days on market $125,000 Active 282 DOM
18. 2026-02-21
    price $125,000
19. 2026-01-01
    price $127,000
20. 2025-11-26
    price $132,500
21. 2025-10-29
    price $135,000
22. 2025-08-22
    listed $139,000 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: $992 · $83/mo
• Projected year-2 tax: $992 · $83/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,348
• − Mortgage interest: −$6,722
• − Property taxes: −$992
• − Insurance: −$600
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$3,491
• Taxable loss: −$2,273
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $367/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: Goshen County School District #1
• NCES district ID: 5602990
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $44,003
• Composite: 43.0/100
• National rank: #3106
• State rank: #28 of 41 in WY

Livability — Torrington

• Score: 67/100
• State rank: #66
• US rank: #11066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrington, WY
• County: Goshen County · 9,667 people
• City population: 9,667
• Metro: nan
• Population (ZIP): 9,667
• Household income: $60,766
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 253.0

Population outlook (Goshen County) Hauer SSP2

• Today (2025): 14,178 people
• By 2030: 14,461 · +2.0%
• By 2040: 15,052 · +6.2%
• By 2050: 15,857 · +11.8%
• By 2075: 18,921 · +33.5%
• By 2100: 21,342 · +50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Goshen

• 2024 margin: Solid R (+60.9) · D 18.9% · R 79.8% · Other 1.4%
• 2008→2024 swing: -25.2pp toward R · 2008: -35.7pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+58.9 2016: R+61.2 2012: R+47.2 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.75%
• Current HPI: 176.949
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

-10.1% since first listed

5 events — show timeline

• 2026-02-21 Price Changed $125,000 WMLS
• 2026-01-01 Price Changed $127,000 WMLS
• 2025-11-26 Price Changed $132,500 WMLS
• 2025-10-29 Price Changed $135,000 WMLS
• 2025-08-22 Listed $139,000 WMLS

Property tax history

+5.2%/yr

Latest (2025): $992 · -19.4% YoY. Source: county tax records.