1613 Taylor Ave · Sheridan, WY 82801

$249,000

3 bd · 2.0 ba · 1,172 sqft · MultiFamily public records · 268 Days on market

Built 1979 3,049 sqft lot $212/sqft · 25% below area Est $331k · 25% under ↓ 4% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.3/10.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Come see this townhome! This is a 3 Bedroom, 1.5 bath home with a bonus room before exiting to the back yard. The living room has a wood fireplace insert. This home also has a covered carport. The roof was replaced in July of 2025. UPON CLOSING, PROPERTY WILL NOT BE REPORTED AS SOLD TO THE MLS DUE TO A CONFIDENTIALITY AGREEMENT.

Key facts

• Back yard
• Covered carport
• Bonus room

Tags

• WOOD FIREPLACE INSERT
• COVERED CARPORT
• BONUS ROOM
• BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $249k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.4% in Sheridan — 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 79/100 on livability (#7 in WY, #2,337 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities C-, employment C-, commute F.
• Sheridan County School District #2 (town): math 68% / reading 72% proficiency, ranked #1 of 41 in WY (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 509 active listings in the ZIP; 309 units permitted in Sheridan County in 2024 (92 in 5+ unit buildings).
• At $2,813/mo this rent would consume 46% of the median local household income ($73k/yr) (locally 742% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Sheridan County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 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 1979 — 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. Schools are B-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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

• ARV (median comp): $330,902
• List price: $249,000
• Delta: -24.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
940 & 942 Delphi Ave	0.57mi	2/2.0 (-1)	1,260 (+8%)	11mo	$280,000	$222	47

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $6,355
• Equity at exit: $37,127

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $65,392
• Equity at exit: $21,529

Cash invested: $69,720 (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 82801

• Active inventory: 509
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,813 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $735

Break-even live

Break-even rent $1,883

Max offer price $249,000

Occupancy floor 69%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,812
Total (2 units)			$2,813

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $249,000 Active 268 DOM
2. 2026-06-18
   days on market $249,000 Active 267 DOM
3. 2026-06-17
   days on market $249,000 Active 266 DOM
4. 2026-06-16
   days on market $249,000 Active 265 DOM
5. 2026-06-15
   days on market $249,000 Active 264 DOM
6. 2026-06-14
   days on market $249,000 Active 262 DOM
7. 2026-06-12
   days on market $249,000 Active 261 DOM
8. 2026-06-09
   days on market $249,000 Active 258 DOM
9. 2026-06-08
   days on market $249,000 Active 257 DOM
10. 2026-06-07
    days on market $249,000 Active 256 DOM
11. 2026-06-05
    days on market $249,000 Active 254 DOM
12. 2026-06-03
    days on market $249,000 Active 252 DOM
13. 2026-06-02
    days on market $249,000 Active 251 DOM
14. 2026-06-01
    days on market $249,000 Active 250 DOM
15. 2026-05-31
    days on market $249,000 Active 249 DOM
16. 2026-05-30
    days on market $249,000 Active 248 DOM
17. 2026-05-06
    price $249,000 331-char remark

    Show marketing remark (331 chars)

    Come see this townhome! This is a 3 Bedroom, 1.5 bath home with a bonus room before exiting to the back yard. The living room has a wood fireplace insert. This home also has a covered carport. The roof was replaced in July of 2025. UPON CLOSING, PROPERTY WILL NOT BE REPORTED AS SOLD TO THE MLS DUE TO A CONFIDENTIALITY AGREEMENT.

18. 2025-09-24
    listed $260,000 Active 331-char remark

    Show marketing remark (331 chars)

    Come see this townhome! This is a 3 Bedroom, 1.5 bath home with a bonus room before exiting to the back yard. The living room has a wood fireplace insert. This home also has a covered carport. The roof was replaced in July of 2025. UPON CLOSING, PROPERTY WILL NOT BE REPORTED AS SOLD TO THE MLS DUE TO A CONFIDENTIALITY AGREEMENT.

19. 2003-04-01
    soldstatus
20. 2000-12-22
    soldstatus
21. 1998-05-11
    soldstatus
22. 1995-12-26
    soldstatus
23. 1990-06-15
    soldstatus
24. 1990-05-29
    soldstatus

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$585/yr (+$49/mo · 62.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,756
• − Mortgage interest: −$13,948
• − Property taxes: −$934
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − Depreciation: −$7,244
• Taxable income: $4,984
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $7,622/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: Sheridan County School District #2
• NCES district ID: 5605695
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 72% ▼ -3.00%
• Median HH income: $50,902
• Composite: 59.44/100
• National rank: #923
• State rank: #1 of 41 in WY

Livability — Sheridan

• Score: 79/100
• State rank: #7
• US rank: #2337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheridan, WY
• County: Sheridan County · 26,310 people
• City population: 26,310
• Metro: Sheridan, WY
• Population (ZIP): 26,310
• Household income: $73,213
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 742.0

Population outlook (Sheridan County) Hauer SSP2

• Today (2025): 32,048 people
• By 2030: 32,834 · +2.5%
• By 2040: 33,843 · +5.6%
• By 2050: 34,744 · +8.4%
• By 2075: 37,231 · +16.2%
• By 2100: 37,261 · +16.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 5% Slovak 4% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Sheridan

• 2024 margin: Solid R (+50.1) · D 24.2% · R 74.2% · Other 1.6%
• 2008→2024 swing: -11.9pp toward R · 2008: -38.2pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+47.5 2016: R+51.7 2012: R+46.8 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.82%
• Current HPI: 190.3135
• Rent YoY: —
• Metro: Sheridan, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-4.2% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $249,000 SBORWY
• 2025-09-24 Listed $260,000 SBORWY
• 2003-04-01 Sold (Public Records) — Public Records
• 2000-12-22 Sold (Public Records) — Public Records
• 1998-05-11 Sold (Public Records) — Public Records
• 1995-12-26 Sold (Public Records) — Public Records
• 1990-06-15 Sold (Public Records) — Public Records
• 1990-05-29 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $934 · -23.3% YoY. Source: county tax records.