711 Olive Cir · Rawlins, WY 82301

$169,900

3 bd · 3.0 ba · 1,102 sqft · MultiFamily public records · 44 Days on market

Built 2006 4,792 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
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 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

Great living on 1 level. 3 Bedrooms, 2 bath. Sits on a corner lot with a 1 car detached garage. Sprinkler system , new interior remodeled , new paint, new flooring, electrical fixtures, remodeled bathrooms, new flooring this is must see. .. .

Key facts

• Open concept
• Greenhouse
• Fenced backyard

Tags

• OPEN CONCEPT
• FENCED BACKYARD
• MAINTENANCE FREE LANDSCAPING
• GREENHOUSE

Property features AI

Exterior

• Parking: 1-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Residential townhome/condominium
• Construction: Asphalt roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven
• Flooring: Tile; Vinyl
• Heating & cooling: Electric heating
• Interior features: Dishwasher, Refrigerator, Range, Oven

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.1% in Rawlins — 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 70/100 on livability (#31 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Carbon County School District #1 (town): math 39% / reading 48% proficiency, ranked #35 of 41 in WY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 active listings in the ZIP; 40 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/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.
• Carbon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $17,295
• Equity at exit: $25,333

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $72,623
• Equity at exit: $14,690

Cash invested: $47,572 (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 82301

• Active inventory: 92
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,192 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $705

Break-even live

Break-even rent $1,300

Max offer price $169,900

Occupancy floor 63%

Sensitivity live

Price	-10% $801	-5% $753	+0% $705	+5% $657	+10% $609
Rent	-10% $532	-5% $618	+0% $705	+5% $791	+10% $878
Rate	-1.0pp $790	-0.5pp $748	base $705	+0.5pp $661	+1.0pp $616

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,192
Total (2 units)			$2,192

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $169,900 Active 44 DOM
2. 2026-06-18
   days on market $169,900 Active 43 DOM
3. 2026-06-17
   days on market $169,900 Active 42 DOM
4. 2026-06-16
   days on market $169,900 Active 41 DOM
5. 2026-06-15
   days on market $169,900 Active 40 DOM
6. 2026-06-14
   days on market $169,900 Active 38 DOM
7. 2026-06-12
   days on market $169,900 Active 37 DOM
8. 2026-06-09
   days on market $169,900 Active 34 DOM
9. 2026-06-08
   days on market $169,900 Active 33 DOM
10. 2026-06-07
    days on market $169,900 Active 32 DOM
11. 2026-06-03
    days on market $169,900 Active 28 DOM
12. 2026-06-02
    days on market $169,900 Active 27 DOM
13. 2026-06-01
    days on market $169,900 Active 26 DOM
14. 2026-05-31
    days on market $169,900 Active 25 DOM
15. 2026-05-30
    days on market $169,900 Active 24 DOM
16. 2026-05-05
    listed $169,900 Active
17. 2019-05-16
    soldstatus
18. 2019-05-15
    soldstatus 242-char remark

    Show marketing remark (242 chars)

    Great living on 1 level. 3 Bedrooms, 2 bath. Sits on a corner lot with a 1 car detached garage. Sprinkler system , new interior remodeled , new paint, new flooring, electrical fixtures, remodeled bathrooms, new flooring this is must see. .. .

19. 2019-03-18
    listed $142,500 242-char remark

    Show marketing remark (242 chars)

    Great living on 1 level. 3 Bedrooms, 2 bath. Sits on a corner lot with a 1 car detached garage. Sprinkler system , new interior remodeled , new paint, new flooring, electrical fixtures, remodeled bathrooms, new flooring this is must see. .. .

20. 2017-05-15
    soldstatus
21. 2017-05-15
    soldstatus
22. 2017-03-28
    listed $138,000
23. 2015-05-06
    listed $142,500

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $1,036 · $86/mo
• Expected delta: +$254/yr (+$21/mo · 32.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,304
• − Mortgage interest: −$9,517
• − Property taxes: −$782
• − Insurance: −$850
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$4,943
• Taxable income: $6,004
• Est. tax owed @ 24.0%: −$1,441
• After-tax cash flow: $7,016/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: Carbon County School District #1
• NCES district ID: 5601030
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $59,074
• Composite: 38.23/100
• National rank: #4248
• State rank: #35 of 41 in WY

Livability — Rawlins

• Score: 70/100
• State rank: #31
• US rank: #7516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rawlins, WY
• County: Carbon County · 8,180 people
• City population: 8,180
• Metro: Rock Springs, WY
• Population (ZIP): 8,180
• Household income: $62,841
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 163.0

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 15,217 people
• By 2030: 14,977 · -1.6%
• By 2040: 14,430 · -5.2%
• By 2050: 14,381 · -5.5%
• By 2075: 14,566 · -4.3%
• By 2100: 13,729 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Slovak 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+58.1) · D 20.1% · R 78.3% · Other 1.6%
• 2008→2024 swing: -29.0pp toward R · 2008: -29.1pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+53.8 2016: R+50.5 2012: R+31.6 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.83%
• Current HPI: 139.787
• Rent YoY: —
• Metro: Rock Springs, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+19.2% since first listed

8 events — show timeline

• 2026-05-05 Listed $169,900 WMLS
• 2019-05-16 Sold (Public Records) — Public Records
• 2019-05-15 Sold (MLS) — WMLS
• 2019-03-18 Listed $142,500 WMLS
• 2017-05-15 Sold (Public Records) — Public Records
• 2017-05-15 Sold (MLS) — WMLS
• 2017-03-28 Listed $138,000 WMLS
• 2015-05-06 Listed $142,500 WMLS

Property tax history

-0.9%/yr

Latest (2025): $782 · -23.5% YoY. Source: county tax records.