1662 N East Butte Rd #3140

Jackson, WY 83001

$339,000C-

2 bd · 2.0 ba · 1,232 sqft · Built 1986 · Timeshare · Active · 32 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,662/mo
• Mortgage (P&I): −$1,778
• Tax + insurance: −$565
• HOA: −$583
• Vac / Maint / Mgmt: −$769
• Net cashflow: $-33/mo
• Annual: $-395/yr
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• 1% rule: 1.08%
• Cash to close: $94,920

Investor read

• This is a 2-bed/2.0-bath timeshare listed at $339k.
• 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).
• It's been on market 32 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $329k (3.0% below list) — sets the bar for market timing.
• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (7.3% local appreciation)).
• 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: 229 active listings in the ZIP; high-income renter base; 116 units permitted in Teton County in 2024 (10 in 5+ unit buildings).
• Teton County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.
• Cap rate 6.2% vs local median 0.2% 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.
• This rent runs 35% of the median local income ($125k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.