401 S Russell Lot 175 Ave · Douglas, WY 82633

$95,000

3 bd · 2.0 ba · 450 sqft · Manufactured public records · 164 Days on market

Built 2024

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.8/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Call Sara Borton with House Real Estate Group for more information or for a personal showing 307.359.9159. Brand new eBuilt Zero Energy Homes ready for you to make your own. 3 Bedrooms 2 Baths home. These homes are built for energy efficiency with Whole Home Ventilation, Hybrid Hot Water Pump, Additional Insulation, Fully Wrapped, ecobee Smart Thermostat, Energy Efficient Appliance, LED Lighting, Smartflow Water Faucets and are Solar Ready. Homes require a 5 year lease with the community at the time of purchase

Key facts

• Zero energy homes
• Energy efficiency
• Fully wrapped

Tags

• ZERO ENERGY HOMES
• ENERGY EFFICIENCY
• WHOLE HOME VENTILATION
• HYBRID HOT WATER PUMP
• ADDITIONAL INSULATION
• FULLY WRAPPED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home; Mobile/MFD detached
• Construction: Composition roof
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range; Oven
• Flooring: Laminate
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $73 ($874/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 $92k (2.8% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.4% in Douglas — 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 75/100 on livability (#15 in WY, #4,310 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Converse County School District #1 (town): math 54% / reading 57% proficiency, ranked #15 of 41 in WY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 82 active listings in the ZIP; 6 units permitted in Converse County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Converse County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 8y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-10,743
• Equity at exit: $14,165

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-3,328
• Equity at exit: $8,214

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 82633

• Active inventory: 82
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $73

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 87%

Sensitivity live

Price	-10% $138	-5% $106	+0% $73	+5% $40	+10% $7
Rent	-10% $0	-5% $36	+0% $73	+5% $109	+10% $146
Rate	-1.0pp $121	-0.5pp $97	base $73	+0.5pp $48	+1.0pp $23

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 50 events

1. 2026-06-19
   days on market $95,000 Active 164 DOM
2. 2026-06-18
   pricedays on marketlisting id $95,000 Active 163 DOM
3. 2026-06-18
   days on market $79,000 Active 29 DOM
4. 2026-06-17
   days on market $79,000 Active 28 DOM
5. 2026-06-16
   days on market $79,000 Active 27 DOM
6. 2026-06-15
   days on market $79,000 Active 26 DOM
7. 2026-06-14
   days on market $79,000 Active 24 DOM
8. 2026-06-12
   days on market $79,000 Active 23 DOM
9. 2026-06-09
   days on market $79,000 Active 20 DOM
10. 2026-06-08
    days on market $79,000 Active 19 DOM
11. 2026-06-07
    pricedays on market $79,000 Active 18 DOM
12. 2026-06-03
    days on market $83,500 Active 14 DOM
13. 2026-06-02
    days on market $83,500 Active 13 DOM
14. 2026-06-01
    days on market $83,500 Active 12 DOM
15. 2026-05-31
    days on market $83,500 Active 11 DOM
16. 2026-05-30
    days on market $83,500 Active 10 DOM
17. 2026-05-14
    listed $83,500 Active
18. 2026-04-27
    price $89,000 516-char remark

    Show marketing remark (516 chars)

    Call Sara Borton with House Real Estate Group for more information or for a personal showing 307.359.9159. Brand new eBuilt Zero Energy Homes ready for you to make your own. 3 Bedrooms 2 Baths home. These homes are built for energy efficiency with Whole Home Ventilation, Hybrid Hot Water Pump, Additional Insulation, Fully Wrapped, ecobee Smart Thermostat, Energy Efficient Appliance, LED Lighting, Smartflow Water Faucets and are Solar Ready. Homes require a 5 year lease with the community at the time of purchase

19. 2026-04-10
    soldstatus Closed 516-char remark

    Show marketing remark (516 chars)

    Call Sara Borton with House Real Estate Group for more information or for a personal showing 307.359.9159. Brand new eBuilt Zero Energy Homes ready for you to make your own. 3 Bedrooms 2 Baths home. These homes are built for energy efficiency with Whole Home Ventilation, Hybrid Hot Water Pump, Additional Insulation, Fully Wrapped, ecobee Smart Thermostat, Energy Efficient Appliance, LED Lighting, Smartflow Water Faucets and are Solar Ready. Homes require a 5 year lease with the community at the time of purchase

20. 2026-02-09
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Call Sara Borton with House Real Estate Group for more information or for a personal showing 307.359.9159. Brand new eBuilt Zero Energy Homes ready for you to make your own. 3 Bedrooms 2 Baths home. These homes are built for energy efficiency with Whole Home Ventilation, Hybrid Hot Water Pump, Additional Insulation, Fully Wrapped, ecobee Smart Thermostat, Energy Efficient Appliance, LED Lighting, Smartflow Water Faucets and are Solar Ready. Homes require a 5 year lease with the community at the time of purchase

21. 2026-01-06
    listed $92,000 Active 516-char remark

    Show marketing remark (516 chars)

    Call Sara Borton with House Real Estate Group for more information or for a personal showing 307.359.9159. Brand new eBuilt Zero Energy Homes ready for you to make your own. 3 Bedrooms 2 Baths home. These homes are built for energy efficiency with Whole Home Ventilation, Hybrid Hot Water Pump, Additional Insulation, Fully Wrapped, ecobee Smart Thermostat, Energy Efficient Appliance, LED Lighting, Smartflow Water Faucets and are Solar Ready. Homes require a 5 year lease with the community at the time of purchase

22. 2026-01-06
    listed $95,000 Active

    Show marketing remark (516 chars)

    Call Sara Borton with House Real Estate Group for more information or for a personal showing 307.359.9159. Brand new eBuilt Zero Energy Homes ready for you to make your own. 3 Bedrooms 2 Baths home. These homes are built for energy efficiency with Whole Home Ventilation, Hybrid Hot Water Pump, Additional Insulation, Fully Wrapped, ecobee Smart Thermostat, Energy Efficient Appliance, LED Lighting, Smartflow Water Faucets and are Solar Ready. Homes require a 5 year lease with the community at the time of purchase

23. 2026-01-05
    listed $82,000 Active
24. 2026-01-05
    soldstatus Closed
25. 2025-12-03
    status Pending
26. 2025-12-01
    soldstatus Closed
27. 2025-11-11
    status Pending
28. 2025-11-07
    soldstatus Closed
29. 2025-10-29
    price $50,000
30. 2025-10-29
    status Pending
31. 2025-10-13
    listed $92,000 Active
32. 2025-10-02
    listed $55,000 Active
33. 2025-10-01
    listed $60,000 Active
34. 2025-09-05
    soldstatus Closed
35. 2025-08-28
    listed $32,000 Active
36. 2025-08-20
    price $92,000

    Show marketing remark (516 chars)

    Call Sara Borton with House Real Estate Group for more information or for a personal showing 307.359.9159. Brand new eBuilt Zero Energy Homes ready for you to make your own. 3 Bedrooms 2 Baths home. These homes are built for energy efficiency with Whole Home Ventilation, Hybrid Hot Water Pump, Additional Insulation, Fully Wrapped, ecobee Smart Thermostat, Energy Efficient Appliance, LED Lighting, Smartflow Water Faucets and are Solar Ready. Homes require a 5 year lease with the community at the time of purchase

37. 2025-08-20
    listed $102,000 Active 516-char remark

    Show marketing remark (516 chars)

    Call Sara Borton with House Real Estate Group for more information or for a personal showing 307.359.9159. Brand new eBuilt Zero Energy Homes ready for you to make your own. 3 Bedrooms 2 Baths home. These homes are built for energy efficiency with Whole Home Ventilation, Hybrid Hot Water Pump, Additional Insulation, Fully Wrapped, ecobee Smart Thermostat, Energy Efficient Appliance, LED Lighting, Smartflow Water Faucets and are Solar Ready. Homes require a 5 year lease with the community at the time of purchase

38. 2025-08-12
    status Active
39. 2025-07-22
    price $95,000
40. 2025-07-17
    soldstatus Closed
41. 2025-06-24
    price $96,000
42. 2025-06-18
    status Pending
43. 2025-06-05
    listed $32,000 Active
44. 2025-05-30
    soldstatus Closed
45. 2025-05-23
    status Pending
46. 2025-05-02
    listed $98,000 Active
47. 2025-05-02
    listed $98,600 Active
48. 2025-05-02
    listed $98,000 Active
49. 2025-05-01
    price $35,500
50. 2025-04-23
    status Pending

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,078
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$2,764
• Taxable loss: −$679
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,037/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: Converse County School District #1
• NCES district ID: 5602140
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $59,764
• Composite: 48.27/100
• National rank: #2158
• State rank: #15 of 41 in WY

Livability — Douglas

• Score: 75/100
• State rank: #15
• US rank: #4310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Douglas, WY
• Population (ZIP): 9,511

Population outlook (Converse County) Hauer SSP2

• Today (2025): 15,525 people
• By 2030: 16,132 · +3.9%
• By 2040: 17,428 · +12.3%
• By 2050: 18,791 · +21.0%
• By 2075: 22,822 · +47.0%
• By 2100: 25,592 · +64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Converse

• 2024 margin: Solid R (+73.5) · D 12.7% · R 86.2% · Other 1.1%
• 2008→2024 swing: -18.6pp toward R · 2008: -54.9pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+72.5 2016: R+74.0 2012: R+62.9 2008: R+54.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.46%
• Current HPI: 179.9315
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+178.3% since first listed

61 events — show timeline

• 2026-05-14 Listed $83,500 WMLS
• 2026-04-27 Price Changed $89,000 WMLS
• 2026-04-10 Sold (MLS) — WMLS
• 2026-02-09 Pending — WMLS
• 2026-01-06 Listed $95,000 WMLS
• 2026-01-06 Listed $92,000 WMLS
• 2026-01-05 Listed $82,000 WMLS
• 2026-01-05 Sold (MLS) — WMLS
• 2025-12-03 Pending — WMLS
• 2025-12-01 Sold (MLS) — WMLS
• 2025-11-11 Pending — WMLS
• 2025-11-07 Sold (MLS) — WMLS
• 2025-10-29 Price Changed $50,000 WMLS
• 2025-10-29 Pending — WMLS
• 2025-10-13 Listed $92,000 WMLS
• 2025-10-02 Listed $55,000 WMLS
• 2025-10-01 Listed $60,000 WMLS
• 2025-09-05 Sold (MLS) — WMLS
• 2025-08-28 Listed $32,000 WMLS
• 2025-08-20 Price Changed $92,000 WMLS
• 2025-08-20 Listed $102,000 WMLS
• 2025-08-12 Relisted — WMLS
• 2025-07-22 Price Changed $95,000 WMLS
• 2025-07-17 Sold (MLS) — WMLS
• 2025-06-24 Price Changed $96,000 WMLS
• 2025-06-18 Pending — WMLS
• 2025-06-05 Listed $32,000 WMLS
• 2025-05-30 Sold (MLS) — WMLS
• 2025-05-23 Pending — WMLS
• 2025-05-02 Listed $98,000 WMLS
• 2025-05-02 Listed $98,600 WMLS
• 2025-05-02 Listed $98,000 WMLS
• 2025-05-01 Price Changed $35,500 WMLS
• 2025-04-23 Pending — WMLS
• 2025-04-02 Price Changed $95,000 WMLS
• 2025-04-02 Price Changed $76,000 WMLS
• 2025-03-29 Relisted — WMLS
• 2025-02-28 Price Changed $32,500 WMLS
• 2025-02-10 Price Changed $39,950 WMLS
• 2025-01-03 Listed $98,600 WMLS
• 2025-01-03 Relisted — WMLS
• 2024-11-26 Sold (Public Records) — Public Records
• 2024-11-19 Listed $48,000 WMLS
• 2024-07-12 Price Changed $79,000 WMLS
• 2024-05-22 Price Changed $82,000 WMLS
• 2024-02-21 Sold (MLS) — WMLS
• 2024-02-12 Listed $5,000 WMLS
• 2024-01-29 Listed $86,250 WMLS
• 2022-04-08 Listed $67,500 WMLS
• 2021-11-23 Sold (Public Records) — Public Records
• 2021-10-14 Sold (MLS) — WMLS
• 2021-10-08 Sold (MLS) — WMLS
• 2021-09-29 Listed $4,000 WMLS
• 2021-09-27 Listed $6,000 WMLS
• 2021-08-13 Sold (MLS) — WMLS
• 2021-07-27 Sold (MLS) — WMLS
• 2021-07-26 Listed $40,000 WMLS
• 2021-07-06 Listed $40,000 WMLS
• 2021-06-22 Sold (Public Records) — Public Records
• 2018-11-06 Sold (MLS) — WMLS
• 2018-10-05 Listed $30,000 WMLS

Property tax history

+11.2%/yr

Latest (2025): $12,988 · -3.6% YoY. Source: county tax records.