405 Daley St · Rawlins, WY 82301

$132,500

2 bd · 2.0 ba · 667 sqft · SingleFamily public records · 38 Days on market

Built 1938 6,098 sqft lot Est $127k · at est.

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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).

• Cash flow +13.8/30.0
• ARV discount +5.7/15.0
• DSCR +4.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Low-maintenance yard
• Rv parking
• Main-level laundry

Tags

• ENCLOSED FRONT PORCH
• MAIN-LEVEL LAUNDRY
• RV PARKING
• LOW-MAINTENANCE YARD
• FULLY FENCED LOT
• CONNECTED TO CITY WATER

Property features AI

Finance

• Financial info: $402 annual tax

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential property
• Construction: Aluminum siding
• Exterior features: Porch; Wood fencing; Lot about 0.14 acres

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Carpet; Laminate
• Heating & cooling: Baseboard heating; Electric heating; Window air conditioning units
• Interior features: Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $13 ($151/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 $101k (23.9% below list).
• Recommended offer: $101k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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.
• Zoned schools: Rawlins Elementary (math 41% / reading 42%, grade F, #116 of 151 statewide, top 77%, 646 students, 38% FRL); Rawlins Middle School (math 33% / reading 49%, grade F, #51 of 55 statewide, top 93%, 332 students, 40% FRL); Rawlins High School (math 35% / reading 49%, grade F, #47 of 75 statewide, top 66%, 422 students, 32% FRL).
• Market conditions: 92 active listings in the ZIP; 40 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $916 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,780 (23.9% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $127,397
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Colorado St	0.44mi	2/1.0	710 (+6%)	2mo	$120,000	$169	63
512 Ryan St	0.12mi	1/1.0 (-1)	720 (+8%)	18mo	$115,000	$160	57
320 E Spruce St	0.29mi	2/1.0	753 (+13%)	12mo	$155,000	$206	51
320 E Daley St	0.03mi	1/1.0 (-1)	576 (-14%)	22mo	$110,000	$191	49

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-20,738
• Equity at exit: $19,756

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-17,297
• Equity at exit: $11,456

Cash invested: $37,100 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $13

Break-even live

Break-even rent $992

Max offer price $132,500

Occupancy floor 94%

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $132,500 Active 38 DOM
2. 2026-06-18
   days on market $132,500 Active 37 DOM
3. 2026-06-17
   days on market $132,500 Active 36 DOM
4. 2026-06-16
   days on market $132,500 Active 35 DOM
5. 2026-06-15
   days on market $132,500 Active 34 DOM
6. 2026-06-14
   days on market $132,500 Active 32 DOM
7. 2026-06-12
   days on market $132,500 Active 31 DOM
8. 2026-06-09
   days on market $132,500 Active 28 DOM
9. 2026-06-08
   days on market $132,500 Active 27 DOM
10. 2026-06-07
    days on market $132,500 Active 26 DOM
11. 2026-06-03
    days on market $132,500 Active 22 DOM
12. 2026-06-02
    days on market $132,500 Active 21 DOM
13. 2026-06-01
    days on market $132,500 Active 20 DOM
14. 2026-05-31
    days on market $132,500 Active 19 DOM
15. 2026-05-30
    days on market $132,500 Active 18 DOM
16. 2026-05-12
    listed $132,500 Active
17. 2025-04-11
    historical
18. 2025-03-27
    listed
19. 2024-12-27
    historical
20. 2024-10-16
    listed
21. 2024-04-23
    historical
22. 2023-12-24
    listed

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $808 · $67/mo
• Expected delta: +$405/yr (+$34/mo · 100.7%)

ⓘ 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 6 d/yr ≥86°F today · 17 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: $12,094
• − Mortgage interest: −$7,422
• − Property taxes: −$403
• − Insurance: −$662
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$3,855
• Taxable loss: −$2,183
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $674/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

7 events — show timeline

• 2026-05-12 Listed $132,500 WMLS
• 2025-04-11 Rental Removed — BUILDIUM
• 2025-03-27 Listed for Rent — BUILDIUM
• 2024-12-27 Rental Removed — BUILDIUM
• 2024-10-16 Listed for Rent — BUILDIUM
• 2024-04-23 Rental Removed — BUILDIUM
• 2023-12-24 Listed for Rent — BUILDIUM

Property tax history

+0.9%/yr

Latest (2025): $403 · -22.5% YoY. Source: county tax records.