1400 Howell Ave · Worland, WY 82401

$157,000

5 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 68 Days on market

Built 1955 7,405 sqft lot $107/sqft · 19% below area Est $226k · 30% under ↓ 5% since listing

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Why this score? — see what drove the C 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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a neighborhood near the hospital, this home offers hardwood floors, a sun porch, and a handy tool room perfect for projects or extra storage. The layout includes 2 bedrooms and a . 75 bath, with newer windows throughout for improved efficiency. A newer furnace and central air provide year-round comfort and peace of mind. The exterior features wood siding, a convenient access ramp, and established landscaping in both the front and back yards. Additional highlights include alley access, an RV hookup and dump, and a newer sewer line to the alley. Property sold in "as is" condition.

Key facts

• Newer furnace
• Sun porch
• Newer windows

Tags

• HARDWOOD FLOORS
• SUN PORCH
• TOOL ROOM
• NEWER WINDOWS
• NEWER FURNACE
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (14.7% below list).
• Recommended offer: $134k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.1% in Worland — 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 (#16 in WY, #4,423 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Washakie County School District #1 (town): math 59% / reading 64% proficiency, ranked #10 of 41 in WY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Worland Middle School (math 60% / reading 64%, grade B+, #14 of 55 statewide, top 28%, 249 students, 39% FRL); Worland High School (math 48% / reading 67%, grade C, #15 of 75 statewide, top 19%, 388 students, 26% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 65 active listings in the ZIP; 5 units permitted in Washakie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washakie County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,957 (14.7% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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: 0.85% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $225,609
• List price: $157,000
• Delta: -30.41%
• 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
1309 Coburn Ave Ave	0.33mi	4/2.0 (-1)	1,456 (-1%)	4mo	$230,000	$158	74

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-18,205
• Equity at exit: $23,409

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-6,721
• Equity at exit: $13,574

Cash invested: $43,960 (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 82401

• Active inventory: 65
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $115

Break-even live

Break-even rent $1,194

Max offer price $157,000

Occupancy floor 86%

Sensitivity live

Price	-10% $204	-5% $159	+0% $115	+5% $70	+10% $26
Rent	-10% $9	-5% $62	+0% $115	+5% $168	+10% $220
Rate	-1.0pp $194	-0.5pp $155	base $115	+0.5pp $74	+1.0pp $33

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $157,000 Active 68 DOM
2. 2026-06-21
   days on market $157,000 Active 67 DOM
3. 2026-06-18
   days on market $157,000 Active 65 DOM
4. 2026-06-17
   days on market $157,000 Active 64 DOM
5. 2026-06-16
   days on market $157,000 Active 63 DOM
6. 2026-06-15
   days on market $157,000 Active 62 DOM
7. 2026-06-15
   days on market $157,000 Active 61 DOM
8. 2026-06-13
   days on market $157,000 Active 60 DOM
9. 2026-06-12
   pricedays on market $157,000 Active 59 DOM
10. 2026-06-09
    days on market $162,000 Active 56 DOM
11. 2026-06-08
    days on market $162,000 Active 55 DOM
12. 2026-06-08
    days on market $162,000 Active 54 DOM
13. 2026-06-05
    days on market $162,000 Active 52 DOM
14. 2026-06-04
    days on market $162,000 Active 51 DOM
15. 2026-06-03
    days on market $162,000 Active 50 DOM
16. 2026-06-02
    days on market $162,000 Active 49 DOM
17. 2026-06-01
    days on market $162,000 Active 48 DOM
18. 2026-05-31
    days on market $162,000 Active 47 DOM
19. 2026-05-11
    price $162,000 607-char remark

    Show marketing remark (607 chars)

    Located in a neighborhood near the hospital, this home offers hardwood floors, a sun porch, and a handy tool room perfect for projects or extra storage. The layout includes 2 bedrooms and a . 75 bath, with newer windows throughout for improved efficiency. A newer furnace and central air provide year-round comfort and peace of mind. The exterior features wood siding, a convenient access ramp, and established landscaping in both the front and back yards. Additional highlights include alley access, an RV hookup and dump, and a newer sewer line to the alley. Property sold in "as is" condition.

20. 2026-05-11
    price $162,000 607-char remark

    Show marketing remark (607 chars)

    Located in a neighborhood near the hospital, this home offers hardwood floors, a sun porch, and a handy tool room perfect for projects or extra storage. The layout includes 2 bedrooms and a . 75 bath, with newer windows throughout for improved efficiency. A newer furnace and central air provide year-round comfort and peace of mind. The exterior features wood siding, a convenient access ramp, and established landscaping in both the front and back yards. Additional highlights include alley access, an RV hookup and dump, and a newer sewer line to the alley. Property sold in "as is" condition.

21. 2026-04-14
    listed $170,000 Active 607-char remark

    Show marketing remark (607 chars)

    Located in a neighborhood near the hospital, this home offers hardwood floors, a sun porch, and a handy tool room perfect for projects or extra storage. The layout includes 2 bedrooms and a . 75 bath, with newer windows throughout for improved efficiency. A newer furnace and central air provide year-round comfort and peace of mind. The exterior features wood siding, a convenient access ramp, and established landscaping in both the front and back yards. Additional highlights include alley access, an RV hookup and dump, and a newer sewer line to the alley. Property sold in "as is" condition.

22. 2026-04-14
    listed $170,000 Active 607-char remark

    Show marketing remark (607 chars)

    Located in a neighborhood near the hospital, this home offers hardwood floors, a sun porch, and a handy tool room perfect for projects or extra storage. The layout includes 2 bedrooms and a . 75 bath, with newer windows throughout for improved efficiency. A newer furnace and central air provide year-round comfort and peace of mind. The exterior features wood siding, a convenient access ramp, and established landscaping in both the front and back yards. Additional highlights include alley access, an RV hookup and dump, and a newer sewer line to the alley. Property sold in "as is" condition.

23. 1988-07-31
    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: $658 · $55/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: +$299/yr (+$25/mo · 45.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,075
• − Mortgage interest: −$8,794
• − Property taxes: −$658
• − Insurance: −$785
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,567
• Taxable loss: −$1,302
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $1,688/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: Washakie County School District #1
• NCES district ID: 5606240
• Math proficiency: 59% ▼ -5.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $48,118
• Composite: 52.13/100
• National rank: #1617
• State rank: #10 of 41 in WY

Livability — Worland

• Score: 74/100
• State rank: #16
• US rank: #4423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worland, WY
• Population (ZIP): 7,053

Population outlook (Washakie County) Hauer SSP2

• Today (2025): 7,947 people
• By 2030: 7,658 · -3.6%
• By 2040: 6,969 · -12.3%
• By 2050: 6,237 · -21.5%
• By 2075: 4,611 · -42.0%
• By 2100: 2,994 · -62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 15%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 5% Iranian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Washakie

• 2024 margin: Solid R (+64.3) · D 17.1% · R 81.4% · Other 1.6%
• 2008→2024 swing: -17.5pp toward R · 2008: -46.8pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+64.7 2016: R+64.0 2012: R+56.7 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.46%
• Current HPI: 186.0211
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.7% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $162,000 WMLS
• 2026-05-11 Price Changed $162,000 NWBOR
• 2026-04-14 Listed $170,000 NWBOR
• 2026-04-14 Listed $170,000 WMLS
• 1988-07-31 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $658 · -51.4% YoY. Source: county tax records.