3280 Roosevelt Way, Apt. A Way · Rock Springs, WY 82901

$175,000

2 bd · 2.0 ba · 1,152 sqft · MultiFamily public records · 87 Days on market

Built 1975 6,098 sqft lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 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

Let me show you this two story twin home that has 2 bedrooms and 1.5 bathrooms. Home has wood floors as you walk into the living room/entry way. Room for a dining room table that's separate from the galley kitchen. Appliances will remain with the home. On the main level is the laundry room with guest bathroom (toilet and vanity with sink). Storage under the staircase is great for use as a pantry! Upstairs you have a full bathroom and two large bedrooms. Both bedrooms has vaulted ceilings and ample sized windows for natural light. Easy access to the fenced patio through the kitchen. Backyard has great space to keep animals and kids separate if you need that. Storage shed will remain with the sale of the home. Fully fenced back and side yard. Plenty of off street parking for you and your guests. Priced right for you to do the updates that you want while keeping your mortgage payment low. Call me today for a showing, Mandy Allred with Rocky Mountain Realty at 307 371 5997.

Key facts

• Covered front porch
• Rv parking
• Double closets

Tags

• RV PARKING
• COVERED FRONT PORCH
• GALLEY-STYLE LAYOUT
• BACKYARD DECK
• TILED SHOWER SURROUND
• DOUBLE CLOSETS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Wood siding
• Exterior features: Deck; Wood fencing; 0.14-acre lot

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Vinyl
• Heating & cooling: Forced air heating
• Interior features: Vaulted ceilings; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.9% in Rock Springs — 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 (#35 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Sweetwater County School District #1 (town): math 44% / reading 49% proficiency, ranked #31 of 41 in WY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.1%/yr); 177 active listings in the ZIP; 47 units permitted in Sweetwater County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($70k/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.
• Sweetwater County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($164k) 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-846
• Equity at exit: $26,093

10-year hold

• IRR: 6.1%
• Equity multiple: 1.40×
• Total profit: $19,450
• Equity at exit: $15,131

Cash invested: $49,000 (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 82901

• Rents YoY: -2.1%
• Active inventory: 177
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $525

Break-even live

Break-even rent $1,329

Max offer price $175,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$1,994
Total (2 units)			$1,993

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $175,000 Active 87 DOM
2. 2026-06-18
   days on market $175,000 Active 86 DOM
3. 2026-06-17
   days on market $175,000 Active 85 DOM
4. 2026-06-16
   days on market $175,000 Active 84 DOM
5. 2026-06-15
   days on market $175,000 Active 83 DOM
6. 2026-06-14
   days on market $175,000 Active 81 DOM
7. 2026-06-12
   days on market $175,000 Active 80 DOM
8. 2026-06-09
   days on market $175,000 Active 77 DOM
9. 2026-06-08
   days on market $175,000 Active 76 DOM
10. 2026-06-07
    days on market $175,000 Active 75 DOM
11. 2026-06-05
    days on market $175,000 Active 72 DOM
12. 2026-06-02
    days on market $175,000 Active 70 DOM
13. 2026-06-01
    days on market $175,000 Active 69 DOM
14. 2026-05-31
    days on market $175,000 Active 68 DOM
15. 2026-05-30
    days on market $175,000 Active 67 DOM
16. 2026-05-04
    price $175,000
17. 2026-03-24
    listed $179,900 Active
18. 2024-01-05
    soldstatus Closed 990-char remark

    Show marketing remark (990 chars)

    Let me show you this two story twin home that has 2 bedrooms and 1.5 bathrooms. Home has wood floors as you walk into the living room/entry way. Room for a dining room table that's separate from the galley kitchen. Appliances will remain with the home. On the main level is the laundry room with guest bathroom (toilet and vanity with sink). Storage under the staircase is great for use as a pantry! Upstairs you have a full bathroom and two large bedrooms. Both bedrooms has vaulted ceilings and ample sized windows for natural light. Easy access to the fenced patio through the kitchen. Backyard has great space to keep animals and kids separate if you need that. Storage shed will remain with the sale of the home. Fully fenced back and side yard. Plenty of off street parking for you and your guests. Priced right for you to do the updates that you want while keeping your mortgage payment low. Call me today for a showing, Mandy Allred with Rocky Mountain Realty at 307 371 5997.

19. 2024-01-05
    soldstatus

    Show marketing remark (990 chars)

    Let me show you this two story twin home that has 2 bedrooms and 1.5 bathrooms. Home has wood floors as you walk into the living room/entry way. Room for a dining room table that's separate from the galley kitchen. Appliances will remain with the home. On the main level is the laundry room with guest bathroom (toilet and vanity with sink). Storage under the staircase is great for use as a pantry! Upstairs you have a full bathroom and two large bedrooms. Both bedrooms has vaulted ceilings and ample sized windows for natural light. Easy access to the fenced patio through the kitchen. Backyard has great space to keep animals and kids separate if you need that. Storage shed will remain with the sale of the home. Fully fenced back and side yard. Plenty of off street parking for you and your guests. Priced right for you to do the updates that you want while keeping your mortgage payment low. Call me today for a showing, Mandy Allred with Rocky Mountain Realty at 307 371 5997.

20. 2023-11-18
    status Pending 990-char remark

    Show marketing remark (990 chars)

    Let me show you this two story twin home that has 2 bedrooms and 1.5 bathrooms. Home has wood floors as you walk into the living room/entry way. Room for a dining room table that's separate from the galley kitchen. Appliances will remain with the home. On the main level is the laundry room with guest bathroom (toilet and vanity with sink). Storage under the staircase is great for use as a pantry! Upstairs you have a full bathroom and two large bedrooms. Both bedrooms has vaulted ceilings and ample sized windows for natural light. Easy access to the fenced patio through the kitchen. Backyard has great space to keep animals and kids separate if you need that. Storage shed will remain with the sale of the home. Fully fenced back and side yard. Plenty of off street parking for you and your guests. Priced right for you to do the updates that you want while keeping your mortgage payment low. Call me today for a showing, Mandy Allred with Rocky Mountain Realty at 307 371 5997.

21. 2023-11-15
    listed $145,000 Active 990-char remark

    Show marketing remark (990 chars)

    Let me show you this two story twin home that has 2 bedrooms and 1.5 bathrooms. Home has wood floors as you walk into the living room/entry way. Room for a dining room table that's separate from the galley kitchen. Appliances will remain with the home. On the main level is the laundry room with guest bathroom (toilet and vanity with sink). Storage under the staircase is great for use as a pantry! Upstairs you have a full bathroom and two large bedrooms. Both bedrooms has vaulted ceilings and ample sized windows for natural light. Easy access to the fenced patio through the kitchen. Backyard has great space to keep animals and kids separate if you need that. Storage shed will remain with the sale of the home. Fully fenced back and side yard. Plenty of off street parking for you and your guests. Priced right for you to do the updates that you want while keeping your mortgage payment low. Call me today for a showing, Mandy Allred with Rocky Mountain Realty at 307 371 5997.

22. 2022-12-14
    soldstatus 86-char remark

    Show marketing remark (86 chars)

    2 bedroom, 1 1/2 bath twin home with large fenced backyard with deck and storage shed.

23. 2022-12-01
    listed $121,000 86-char remark

    Show marketing remark (86 chars)

    2 bedroom, 1 1/2 bath twin home with large fenced backyard with deck and storage shed.

24. 2016-04-01
    soldstatus
25. 2016-03-31
    soldstatus
26. 2015-12-30
    listed $116,900
27. 2013-11-27
    soldstatus

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $1,068 · $89/mo
• Expected delta: +$358/yr (+$30/mo · 50.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 18 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: $23,916
• − Mortgage interest: −$9,803
• − Property taxes: −$709
• − Insurance: −$875
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$5,091
• Taxable income: $3,612
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $5,430/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: Sweetwater County School District #1
• NCES district ID: 5605302
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $68,679
• Composite: 41.66/100
• National rank: #3422
• State rank: #31 of 41 in WY

Livability — Rock Springs

• Score: 70/100
• State rank: #35
• US rank: #8016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Springs, WY
• County: Sweetwater County · 27,198 people
• City population: 27,198
• Metro: Rock Springs, WY
• Population (ZIP): 27,198
• Household income: $69,954
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 609.0

Population outlook (Sweetwater County) Hauer SSP2

• Today (2025): 48,212 people
• By 2030: 49,664 · +3.0%
• By 2040: 51,984 · +7.8%
• By 2050: 54,005 · +12.0%
• By 2075: 57,684 · +19.6%
• By 2100: 57,857 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 9% Vietnamese 1%

Political lean MEDSL · Sweetwater

• 2024 margin: Solid R (+53.2) · D 22.5% · R 75.7% · Other 1.8%
• 2008→2024 swing: -25.7pp toward R · 2008: -27.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+50.6 2016: R+53.5 2012: R+39.7 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -270.69%
• Current HPI: 146.2451
• Rent YoY: ▼ -2.15%
• Metro: Rock Springs, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+49.7% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $175,000 WMLS
• 2026-03-24 Listed $179,900 WMLS
• 2024-01-05 Sold (Public Records) — Public Records
• 2024-01-05 Sold (MLS) — WMLS
• 2023-11-18 Pending — WMLS
• 2023-11-15 Listed $145,000 WMLS
• 2022-12-14 Sold (MLS) — WMLS
• 2022-12-01 Listed $121,000 WMLS
• 2016-04-01 Sold (Public Records) — Public Records
• 2016-03-31 Sold (MLS) — WMLS
• 2015-12-30 Listed $116,900 WMLS
• 2013-11-27 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $709 · -18.3% YoY. Source: county tax records.