609 Topaz St · Kemmerer, WY 83101

$89,900

2 bd · 1.0 ba · 892 sqft · SingleFamily public records · 2 Days on market

Built 1907 6,970 sqft lot Est $130k · 31% under

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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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• Schools +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Historic home in the heart of town! This 2bed, 1bath home is ready for you to make your own! Original wood floors & door trim/hardware in place, perfect for restoration. Large lot with alley access, enough space for a shop or extra parking! Great views of Archie Neil Park, County Courthouse & Oyster Ridge. Call Heidi Despain 307-723-5954 Quality Realty Agent with questions!

Key facts

• Easy access
• Custom renovation
• New roof

Tags

• CUSTOM RENOVATION
• PROFITABLE INVESTMENT
• EASY ACCESS
• NEW ROOF
• NEW ELECTRICAL WIRING
• SAFE SOLID FOUNDATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Composition roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Range; Oven; Refrigerator; Dishwasher not listed
• Flooring: Hardwood
• Interior features: Vaulted ceilings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $87k (2.8% below list).
• Recommended offer: $87k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 3.6% in Kemmerer — 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 (#37 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Lincoln County School District #1 (rural): math 63% / reading 64% proficiency, ranked #4 of 41 in WY (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Kemmerer Junior Senior High School (math 57% / reading 62%, grade C+, #11 of 75 statewide, top 18%, 264 students, 19% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 61 active listings in the ZIP; 220 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lincoln County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

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

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,379 (2.8% below list)

Questions for the listing agent

1. Built in 1907 — 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. 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?
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 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: 0.97% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $130,232
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Garnet St	0.23mi	1/1.0 (-1)	830 (-7%)	6mo	$120,500	$145	68
310 Ruby St	0.43mi	2/1.0	840 (-6%)	6mo	$170,000	$202	66
209 Emerald St	0.30mi	3/1.0 (+1)	923 (+4%)	14mo	$135,000	$146	64

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-4,833
• Equity at exit: $13,404

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $8,219
• Equity at exit: $7,773

Cash invested: $25,172 (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 83101

• Active inventory: 61
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $153

Break-even live

Break-even rent $680

Max offer price $89,900

Occupancy floor 77%

Sensitivity live

Price	-10% $204	-5% $179	+0% $153	+5% $128	+10% $103
Rent	-10% $84	-5% $119	+0% $153	+5% $188	+10% $222
Rate	-1.0pp $199	-0.5pp $176	base $153	+0.5pp $130	+1.0pp $106

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-21
   days on market $89,900 Active 2 DOM
2. 2026-06-18
   listed $89,900 Active 1 DOM

ⓘ 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: $335 · $28/mo
• Projected year-2 tax: $548 · $46/mo
• Expected delta: +$213/yr (+$18/mo · 63.6%)

ⓘ 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 1/10 Low 5 d/yr ≥84°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,485
• − Mortgage interest: −$5,036
• − Property taxes: −$335
• − Insurance: −$450
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$2,615
• Taxable income: $372
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $1,752/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: Lincoln County School District #1
• NCES district ID: 5604030
• Math proficiency: 63% ▲ 1.00%
• Reading proficiency: 64% ▲ 1.00%
• Median HH income: $62,382
• Composite: 55.16/100
• National rank: #1277
• State rank: #4 of 41 in WY

Livability — Kemmerer

• Score: 70/100
• State rank: #37
• US rank: #8049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kemmerer, WY
• City population: 603
• Population (ZIP): 3,576

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 19,890 people
• By 2030: 20,275 · +1.9%
• By 2040: 20,691 · +4.0%
• By 2050: 20,640 · +3.8%
• By 2075: 20,008 · +0.6%
• By 2100: 18,122 · -8.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 11% Italian 8% Iranian 4%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+68.3) · D 15.1% · R 83.5% · Other 1.4%
• 2008→2024 swing: -13.9pp toward R · 2008: -54.4pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+68.2 2016: R+67.6 2012: R+68.3 2008: R+54.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.70%
• Current HPI: 168.397
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+28.6% since first listed

4 events — show timeline

• 2026-06-16 Listed $89,900 WMLS
• 2021-11-18 Sold (Public Records) — Public Records
• 2021-11-17 Sold (MLS) — WMLS
• 2021-09-09 Listed $69,900 WMLS

Property tax history

+1.4%/yr

Latest (2025): $335 · -21.9% YoY. Source: county tax records.