1662 N East Butte Rd #3140 · Jackson, WY 83001

$339,000

2 bd · 2.0 ba · 1,232 sqft · Timeshare · 32 Days on market

Built 1986 435 sqft lot $583/mo HOA · 16% of rent

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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 +12.8/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Teton views
• Cozy stone fireplace
• Lock-off storage

Tags

• TETON VIEWS
• COZY STONE FIREPLACE
• PRIVATE SETTING
• LOCK-OFF STORAGE
• SPRING CREEK RANCH AMENITIES
• SPA

Property features AI

Finance

• HOA & community: Homeowners association with clubhouse; Annual association fee of $6,994.56 (about $582.88/month)

Exterior

• Utilities: Private water source; Public sewer; Electric service on property; Cable available
• Home design: Residential co-ownership (co-op)
• Construction: Cedar construction; Shake roof
• Exterior features: Deck; Native plants and landscaped grounds; Has a view; Paved asphalt road access; Green infrastructure for water conservation

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; No cooling
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $339k.

Deal economics

• At list price, monthly cash flow is $-33 ($-395/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (1.4% below list).
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $329k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 0.0% in Jackson — 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 77/100 on livability (#13 in WY, #3,103 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Teton County School District #1 (town): math 50% / reading 61% proficiency, ranked #14 of 41 in WY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Jackson Elementary (math 47% / reading 62%, grade C, #62 of 151 statewide, top 49%, 296 students, 12% FRL); Jackson Hole Middle School (math 50% / reading 67%, grade B, #21 of 55 statewide, top 39%, 703 students, 12% FRL); Jackson Hole High School (math 46% / reading 55%, grade D+, #30 of 75 statewide, top 39%, 822 students, 10% FRL).
• Market conditions: 228 active listings in the ZIP; high-income renter base; 116 units permitted in Teton County in 2024 (10 in 5+ unit buildings).
• This rent runs 35% of the median local income ($125k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (7.3% local appreciation)).
• Teton County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $95k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 15y 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.

Recommended offer $328,830 (3.0% 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 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.08% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.30×
• Total profit: $123,312
• Equity at exit: $241,960

10-year hold

• IRR: 17.4%
• Equity multiple: 4.80×
• Total profit: $360,296
• Equity at exit: $466,140

Cash invested: $94,920 (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 83001

• Home prices YoY: 2.2%
• Active inventory: 228
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,662 medium
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• HOA: −$583
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $-33

Break-even live

Break-even rent $3,703

Max offer price $334,233

Occupancy floor 96%

Sensitivity live

Price	-10% $201	-5% $84	+0% $-33	+5% $-150	+10% $-267
Rent	-10% $-322	-5% $-178	+0% $-33	+5% $112	+10% $256
Rate	-1.0pp $138	-0.5pp $53	base $-33	+0.5pp $-121	+1.0pp $-210

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $583 · $6,996/yr

Listing history 43 events

1. 2026-06-22
   days on market $339,000 Active 32 DOM
2. 2026-06-21
   days on market $339,000 Active 31 DOM
3. 2026-06-19
   days on market $339,000 Active 29 DOM
4. 2026-06-18
   days on market $339,000 Active 28 DOM
5. 2026-06-17
   days on market $339,000 Active 27 DOM
6. 2026-06-16
   days on market $339,000 Active 26 DOM
7. 2026-06-15
   days on market $339,000 Active 25 DOM
8. 2026-06-14
   days on market $339,000 Active 23 DOM
9. 2026-06-12
   days on market $339,000 Active 22 DOM
10. 2026-06-09
    days on market $339,000 Active 19 DOM
11. 2026-06-08
    days on market $339,000 Active 18 DOM
12. 2026-06-07
    days on market $339,000 Active 17 DOM
13. 2026-06-05
    days on market $339,000 Active 15 DOM
14. 2026-06-04
    days on market $339,000 Active 13 DOM
15. 2026-06-02
    days on market $339,000 Active 12 DOM
16. 2026-06-01
    days on market $339,000 Active 11 DOM
17. 2026-05-31
    days on market $339,000 Active 10 DOM
18. 2026-05-31
    days on market $339,000 Active 9 DOM
19. 2026-05-20
    listed $339,000 Active
20. 2021-03-31
    soldstatus
21. 2021-02-02
    listed $109,900
22. 2020-12-30
    soldstatus
23. 2020-12-29
    soldstatus
24. 2020-12-04
    soldstatus
25. 2020-10-19
    listed $110,000
26. 2020-09-30
    soldstatus
27. 2020-04-24
    soldstatus
28. 2020-03-04
    listed $99,900
29. 2020-03-02
    listed $220,000
30. 2020-03-02
    listed $220,000
31. 2020-03-02
    listed $110,000
32. 2019-05-20
    soldstatus
33. 2019-03-24
    listed $212,000
34. 2017-09-21
    soldstatus
35. 2017-04-28
    soldstatus
36. 2017-04-10
    listed $110,000
37. 2017-02-17
    listed $198,000
38. 2015-09-17
    listed $190,000
39. 2014-10-29
    listed $110,000
40. 2014-10-29
    listed $110,000
41. 2014-09-25
    soldstatus
42. 2011-10-01
    listed $110,000
43. 2011-09-03
    listed $210,000

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

Taxation est. · year 1

• Rental income: $43,941
• − Mortgage interest: −$18,989
• − Property taxes: −$5,085
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,515
• − Management: −$3,515
• − HOA: −$6,996
• − Depreciation: −$9,862
• Taxable loss: −$5,716
• Est. tax savings @ 24.0%: +$1,372
• After-tax cash flow: $977/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: Teton County School District #1
• NCES district ID: 5605830
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $72,180
• Composite: 49.42/100
• National rank: #2009
• State rank: #14 of 41 in WY

Livability — Jackson

• Score: 77/100
• State rank: #13
• US rank: #3103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Teton County · 17,445 people
• City population: 17,445
• Metro: Jackson, WY-ID
• Population (ZIP): 17,445
• Household income: $124,717
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 266.0

Population outlook (Teton County) Hauer SSP2

• Today (2025): 28,568 people
• By 2030: 31,172 · +9.1%
• By 2040: 36,190 · +26.7%
• By 2050: 41,386 · +44.9%
• By 2075: 53,808 · +88.4%
• By 2100: 64,731 · +126.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 6% Lithuanian 4% Romanian 3%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 19% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Teton

• 2024 margin: Solid D (+35.3) · D 66.9% · R 31.6% · Other 1.5%
• 2008→2024 swing: +11.7pp toward D · 2008: 23.6pp · 2024: 35.3pp
• All cycles: 2024: D+35.3 2020: D+37.5 2016: D+27.9 2012: D+11.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.32%
• Current HPI: 339.2784
• Rent YoY: —
• Metro: Jackson, WY-ID
• State GDP YoY: —
• F500 in state: 0

Price history

+61.4% since first listed

25 events — show timeline

• 2026-05-20 Listed $339,000 TBOR
• 2021-03-31 Sold (MLS) — TBOR
• 2021-02-02 Listed $109,900 TBOR
• 2020-12-30 Sold (MLS) — TBOR
• 2020-12-29 Sold (MLS) — TBOR
• 2020-12-04 Sold (MLS) — TBOR
• 2020-10-19 Listed $110,000 TBOR
• 2020-09-30 Sold (MLS) — TBOR
• 2020-04-24 Sold (MLS) — TBOR
• 2020-03-04 Listed $99,900 TBOR
• 2020-03-02 Listed $110,000 TBOR
• 2020-03-02 Listed $220,000 TBOR
• 2020-03-02 Listed $220,000 TBOR
• 2019-05-20 Sold (MLS) — TBOR
• 2019-03-24 Listed $212,000 TBOR
• 2017-09-21 Sold (MLS) — TBOR
• 2017-04-28 Sold (MLS) — TBOR
• 2017-04-10 Listed $110,000 TBOR
• 2017-02-17 Listed $198,000 TBOR
• 2015-09-17 Listed $190,000 TBOR
• 2014-10-29 Listed $110,000 TBOR
• 2014-10-29 Listed $110,000 TBOR
• 2014-09-25 Sold (MLS) — TBOR
• 2011-10-01 Listed $110,000 TBOR
• 2011-09-03 Listed $210,000 TBOR