712 Spencer St · Riverton, WY 82501

$160,000

5 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 263 Days on market

Built 1945 0.32 ac lot Est $237k · 32% under ↓ 11% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• One car garage
• Off street parking
• New flooring

Tags

• NEW FLOORING
• NEW PAINT
• NEW ROOF
• DOUBLE LOT
• ONE CAR GARAGE
• OFF STREET PARKING

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence (Residential property); Subdivision: SPENCERSUB
• Exterior features: Covered patio; Chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Vinyl
• Heating & cooling: Forced air heating; Has heating
• Interior features: Accessible entrance; Partial basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/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 $152k (5.3% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% in Riverton — 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 65/100 on livability (#79 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: schools C-, crime F, amenities F.
• Fremont County School District #25 (town): math 38% / reading 48% proficiency, ranked #36 of 41 in WY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 22 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Fremont County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 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 1945 — 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. Crime grade is F 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?
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: 0.95% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $236,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 N 12th St E	0.60mi	4/2.0 (-1)	1,920 (+7%)	1mo	$156,042	$81	54
410 Spruce St	0.53mi	4/1.8 (-1)	1,728 (-4%)	14mo	$255,000	$148	52
312 E Sunset Drive Dr	0.48mi	4/3.0 (-1)	1,950 (+9%)	8mo	$289,000	$148	47
208 Cascade St	0.58mi	4/2.0 (-1)	1,920 (+7%)	12mo	$249,000	$130	46
1305 E Sunset Dr	0.53mi	4/2.0 (-1)	1,956 (+9%)	13mo	$254,000	$130	44
910 E Pershing Ave	0.64mi	4/2.0 (-1)	1,974 (+10%)	6mo	$235,000	$119	43
922 Sierra Dr	0.65mi	5/2.0	2,016 (+12%)	7mo	$289,000	$143	43
1407 Mary Anne Dr	0.71mi	4/2.0 (-1)	1,632 (-9%)	8mo	$230,000	$141	40
1401 Mary Anne Dr	0.70mi	4/2.0 (-1)	1,728 (-4%)	21mo	$275,000	$159	39
1209 Mary Anne Dr	0.67mi	5/2.0	1,968 (+10%)	16mo	$258,000	$131	38
1310 Rose Marie Dr	0.58mi	4/2.8 (-1)	2,016 (+12%)	9mo	$210,000	$104	37
1420 Wyoma St	0.62mi	4/1.5 (-1)	1,560 (-13%)	9mo	$206,000	$132	35

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-12,088
• Equity at exit: $23,857

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $7,141
• Equity at exit: $13,834

Cash invested: $44,800 (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 82501

• Active inventory: 189
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $218

Break-even live

Break-even rent $1,239

Max offer price $160,000

Occupancy floor 81%

Sensitivity live

Price	-10% $309	-5% $263	+0% $218	+5% $173	+10% $128
Rent	-10% $98	-5% $158	+0% $218	+5% $278	+10% $338
Rate	-1.0pp $299	-0.5pp $259	base $218	+0.5pp $177	+1.0pp $135

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $160,000 Active 263 DOM
2. 2026-06-18
   days on market $160,000 Active 262 DOM
3. 2026-06-17
   days on market $160,000 Active 261 DOM
4. 2026-06-16
   days on market $160,000 Active 260 DOM
5. 2026-06-15
   days on market $160,000 Active 259 DOM
6. 2026-06-14
   days on market $160,000 Active 257 DOM
7. 2026-06-12
   days on market $160,000 Active 256 DOM
8. 2026-06-09
   days on market $160,000 Active 253 DOM
9. 2026-06-08
   days on market $160,000 Active 252 DOM
10. 2026-06-07
    days on market $160,000 Active 251 DOM
11. 2026-06-05
    days on market $160,000 Active 249 DOM
12. 2026-06-04
    days on market $160,000 Active 247 DOM
13. 2026-06-02
    days on market $160,000 Active 246 DOM
14. 2026-06-01
    days on market $160,000 Active 245 DOM
15. 2026-05-31
    days on market $160,000 Active 244 DOM
16. 2026-05-31
    days on market $160,000 Active 243 DOM
17. 2026-03-25
    price $160,000
18. 2025-09-29
    listed $180,000 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: $877 · $73/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$99/yr (+$8/mo · 11.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone D · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,181
• − Mortgage interest: −$8,962
• − Property taxes: −$877
• − Insurance: −$800
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$4,655
• Taxable loss: −$21
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $2,623/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: Fremont County School District #25
• NCES district ID: 5605220
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $47,564
• Composite: 36.71/100
• National rank: #4596
• State rank: #36 of 41 in WY

Livability — Riverton

• Score: 65/100
• State rank: #79
• US rank: #12716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverton, WY
• County: Fremont County · 19,413 people
• City population: 19,413
• Metro: Riverton, WY
• Population (ZIP): 19,413
• Household income: $60,449
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 304.0

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 39,368 people
• By 2030: 38,412 · -2.4%
• By 2040: 36,224 · -8.0%
• By 2050: 34,314 · -12.8%
• By 2075: 30,353 · -22.9%
• By 2100: 25,821 · -34.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 13% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+37.4) · D 30.4% · R 67.7% · Other 1.9%
• 2008→2024 swing: -8.6pp toward R · 2008: -28.8pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.8 2016: R+42.1 2012: R+34.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.60%
• Current HPI: 139.0105
• Rent YoY: —
• Metro: Riverton, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-11.1% since first listed

2 events — show timeline

• 2026-03-25 Price Changed $160,000 WMLS
• 2025-09-29 Listed $180,000 WMLS

Property tax history

+1.1%/yr

Latest (2025): $877 · -19.6% YoY. Source: county tax records.