181 N Ohio Ave · Hudson, WY 82515

$199,000

3 bd · 1.0 ba · 1,708 sqft · SingleFamily public records · 41 Days on market

Built 1966 0.41 ac lot $117/sqft · 11% below area Est $224k · 11% under

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Why this score? — see what drove the D 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).

• ARV discount +12.5/15.0
• Cash flow +7.9/30.0
• Appreciation +5.6/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.3/10.0

Key facts

• Metal siding
• Large pasture
• Over sized yard

Tags

• HARDWOOD FLOORS
• METAL SIDING
• LARGE PASTURE
• OVER SIZED YARD

Property features AI

Finance

• Other: Residential property

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; 1 story
• Construction: Metal siding; Aluminum roof
• Exterior features: Porch; Shed(s); Has view; Horses allowed; 0.41-acre lot

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Hardwood
• Heating & cooling: Forced air heating
• Interior features: Refrigerator; Range; Oven; Hardwood flooring; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (37.1% below list).
• Recommended offer: $125k (37.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#119 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Fremont County School District # 1 (town): math 46% / reading 54% proficiency, ranked #26 of 41 in WY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 22 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Fremont County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($193k) 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 $125,166 (37.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 13.2

CMA / ARV

• ARV (median comp): $224,145
• List price: $199,000
• Delta: -11.22%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.84×
• Total profit: $-8,736
• Equity at exit: $69,177

10-year hold

• IRR: 1.9%
• Equity multiple: 1.24×
• Total profit: $13,418
• Equity at exit: $92,897

Cash invested: $55,720 (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 82515

• Home prices YoY: 1.0%
• Active inventory: 3
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-213

Break-even live

Break-even rent $1,521

Max offer price $161,454

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $199,000 Active 41 DOM
2. 2026-06-18
   days on market $199,000 Active 40 DOM
3. 2026-06-17
   days on market $199,000 Active 39 DOM
4. 2026-06-16
   days on market $199,000 Active 38 DOM
5. 2026-06-15
   days on market $199,000 Active 37 DOM
6. 2026-06-14
   days on market $199,000 Active 35 DOM
7. 2026-06-12
   days on market $199,000 Active 34 DOM
8. 2026-06-09
   days on market $199,000 Active 31 DOM
9. 2026-06-08
   days on market $199,000 Active 30 DOM
10. 2026-06-07
    days on market $199,000 Active 29 DOM
11. 2026-06-05
    days on market $199,000 Active 27 DOM
12. 2026-06-04
    days on market $199,000 Active 25 DOM
13. 2026-06-02
    days on market $199,000 Active 24 DOM
14. 2026-06-01
    days on market $199,000 Active 23 DOM
15. 2026-05-31
    days on market $199,000 Active 22 DOM
16. 2026-05-31
    days on market $199,000 Active 21 DOM
17. 2026-05-07
    listed $199,000 Active 785-char remark

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $1,214 · $101/mo
• Expected delta: +$316/yr (+$26/mo · 35.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 4 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,020
• − Mortgage interest: −$11,147
• − Property taxes: −$898
• − Insurance: −$995
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$5,789
• Taxable loss: −$6,213
• Est. tax savings @ 24.0%: +$1,491
• After-tax cash flow: $-1,059/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 # 1
• NCES district ID: 5602870
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $55,401
• Composite: 43.27/100
• National rank: #3048
• State rank: #26 of 41 in WY

Livability — Hudson

• Score: 61/100
• State rank: #119
• US rank: #18375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, WY
• Population (ZIP): 386

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 (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 8% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Portuguese 2% Lithuanian 2%
• Languages at home: 98% English-only · Spanish 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: ▲ 1.12%
• Current HPI: 109.7506
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-07 Listed $199,000 WMLS

Property tax history

-1.3%/yr

Latest (2025): $898 · -20.2% YoY. Source: county tax records.