225 N 5th St · Glenrock, WY 82637

$65,000

2 bd · 1.0 ba · 908 sqft · SingleFamily · 2 Days on market

Built 1977 5,227 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Owned Lot!!! This incredibly maintained 2 bedroom 1 bath 12x60 Skyline manufactured home is being sold with an owned lot of over 5000 sqft! The interior is incredibly clean and features an open concept and a fenced lot. It is currently rented for $650/mo and tenant pays their own utilities. The tenant is open to staying, but is only on a month to month basis. Dont let this opportuntity for a great home for you, or as an investment pass you by.

Key facts

• 20 x 10 storage shed
• Lots of parking
• Nicely tiled shower

Tags

• NEWER WINDOWS
• NICELY TILED SHOWER
• LOTS OF PARKING
• COMPLETELY FENCED
• 20 X 10 STORAGE SHED
• 10 X 18 ADDITION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home; Mobile/MFD detached
• Construction: Aluminum siding
• Exterior features: Chain link fencing; Shed on the property

Interior

• Kitchen: Range and oven; Refrigerator; No additional kitchen details provided
• Flooring: Carpet
• Heating & cooling: Forced air heating
• Interior features: Washer and dryer included; Refrigerator; Range/Oven
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$211,564) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $65k).

Location & tenants

• Location reads 69/100 on livability (#46 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Converse County School District #2 (rural): math 37% / reading 46% proficiency, ranked #37 of 41 in WY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 6 units permitted in Converse County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Converse County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $65,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.42% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.35%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $211,564
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Monkey Mountain Rd	0.34mi	2/1.5	884 (-3%)	18mo	$219,900	$249	62
103 E Birch St	0.40mi	2/1.0	1,044 (+15%)	15mo	$185,000	$177	44
74 Mesa Verde	0.68mi	3/1.0 (+1)	1,008 (+11%)	2mo	$234,900	$233	44
654 S 2nd St	0.71mi	2/1.0	870 (-4%)	21mo	$180,000	$207	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 3.92×
• Total profit: $53,138
• Equity at exit: $58,557

10-year hold

• IRR: 32.7%
• Equity multiple: 8.83×
• Total profit: $142,572
• Equity at exit: $126,281

Cash invested: $18,200 (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 82637

• Home prices YoY: 12.5%
• Active inventory: 64
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $921 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $278

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 65%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   days on market $65,000 Active 2 DOM
2. 2026-06-17
   listed $65,000 Active 1 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,050
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$1,891
• Taxable income: $2,450
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $2,751/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: Converse County School District #2
• NCES district ID: 5602150
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $60,412
• Composite: 36.7/100
• National rank: #4600
• State rank: #37 of 41 in WY

Livability — Glenrock

• Score: 69/100
• State rank: #46
• US rank: #8819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenrock, WY
• Population (ZIP): 4,178

Population outlook (Converse County) Hauer SSP2

• Today (2025): 15,525 people
• By 2030: 16,132 · +3.9%
• By 2040: 17,428 · +12.3%
• By 2050: 18,791 · +21.0%
• By 2075: 22,822 · +47.0%
• By 2100: 25,592 · +64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Portuguese 4% Iranian 4% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Converse

• 2024 margin: Solid R (+73.5) · D 12.7% · R 86.2% · Other 1.1%
• 2008→2024 swing: -18.6pp toward R · 2008: -54.9pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+72.5 2016: R+74.0 2012: R+62.9 2008: R+54.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.31%
• Current HPI: 370.62
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+116.7% since first listed

4 events — show timeline

• 2026-06-17 Listed $65,000 WMLS
• 2021-07-30 Sold (Public Records) — Public Records
• 2021-07-29 Sold (MLS) — WMLS
• 2021-03-21 Listed $30,000 WMLS

Property tax history

-1.3%/yr

Latest (2025): $113 · -21.5% YoY. Source: county tax records.