402 Diamondville Ave Ave · Diamondville, WY 83116

$95,000

3 bd · 1.75 ba · 1,344 sqft · SingleFamily · 499 Days on market

Built 1978 4,356 sqft lot ↓ 5% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Tons of storage
• Low maintenance lot
• 4,356 sq ft lot

Tags

• TONS OF STORAGE
• LOW MAINTENANCE LOT
• ALL APPLIANCES INCLUDED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Mobile home (manufactured detached); Residential property
• Construction: Aluminum siding
• Exterior features: Chain link fence; Shed(s)

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Flooring: Carpet; Vinyl
• Heating & cooling: Forced air heating
• Interior features: Fireplace (1); Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.75-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (19.6% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $76k (19.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#87 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment C-, amenities F, commute 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: Canyon Elementary School (math 72% / reading 67%, grade A-, #17 of 151 statewide, top 14%, 320 students, 22% FRL); Kemmerer Junior Senior High School (math 57% / reading 62%, grade C+, #11 of 75 statewide, top 18%, 264 students, 19% FRL).
• Market conditions: 9 active listings in the ZIP; 220 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Lincoln County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 499 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,424 (19.6% 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 499 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $243,264
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Elkol	0.07mi	2/1.0 (-1)	1,488 (+11%)	5mo	$270,000	$181	67
3 W Hillcrest Dr Dr	0.46mi	3/2.0	1,274 (-5%)	22mo	$238,000	$187	50
619 Elk St	0.71mi	3/2.0	1,536 (+14%)	2mo	$197,000	$128	40

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: 2.3%
• Equity multiple: 1.13×
• Total profit: $3,548
• Equity at exit: $42,716

10-year hold

• IRR: 6.0%
• Equity multiple: 1.92×
• Total profit: $24,490
• Equity at exit: $65,831

Cash invested: $26,600 (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 83116

• Active inventory: 9
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-128

Break-even live

Break-even rent $1,371

Max offer price $76,424

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-96	+0% $-128	+5% $-161	+10% $-194
Rent	-10% $-224	-5% $-176	+0% $-128	+5% $-81	+10% $-33
Rate	-1.0pp $-81	-0.5pp $-104	base $-128	+0.5pp $-153	+1.0pp $-178

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $95,000 Active 499 DOM
2. 2026-06-21
   days on market $95,000 Active 498 DOM
3. 2026-06-18
   days on market $95,000 Active 496 DOM
4. 2026-06-17
   days on market $95,000 Active 495 DOM
5. 2026-06-16
   days on market $95,000 Active 494 DOM
6. 2026-06-15
   days on market $95,000 Active 493 DOM
7. 2026-06-15
   days on market $95,000 Active 492 DOM
8. 2026-06-13
   days on market $95,000 Active 491 DOM
9. 2026-06-12
   days on market $95,000 Active 490 DOM
10. 2026-06-09
    days on market $95,000 Active 487 DOM
11. 2026-06-08
    days on market $95,000 Active 486 DOM
12. 2026-06-08
    days on market $95,000 Active 485 DOM
13. 2026-06-05
    days on market $95,000 Active 483 DOM
14. 2026-06-04
    days on market $95,000 Active 482 DOM
15. 2026-06-03
    days on market $95,000 Active 481 DOM
16. 2026-06-02
    days on market $95,000 Active 480 DOM
17. 2026-06-01
    days on market $95,000 Active 479 DOM
18. 2026-05-31
    days on market $95,000 Active 478 DOM
19. 2026-03-30
    price $95,000
20. 2025-02-07
    listed $100,000 Active
21. 2024-08-01
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 5 d/yr ≥84°F today · 12 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: $14,502
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,764
• Taxable loss: −$2,922
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $-839/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 — Diamondville

• Score: 64/100
• State rank: #87
• US rank: #13634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamondville, WY
• Population (ZIP): 603

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Native American 1%
• Common ancestry: Slovak 9% American 6% Romanian 4%
• Languages at home: 98% English-only · Spanish 1%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.0% since first listed

3 events — show timeline

• 2026-03-30 Price Changed $95,000 WMLS
• 2025-02-07 Listed $100,000 WMLS
• 2024-08-01 Listed $100,000 WMLS