605 South Fork Rd · South Greeley, WY 82007

$105,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 3 Days on market

Built 2016 Fair condition Est $79k · 33% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 2016 mobile home located in quiet area of the most desirable park in Cheyenne, South Fork. Master bath features dual sinks, huge soaker tub and separate shower. Well-maintained lot includes 10'x8' shed with electricity and raised beds for gardening. Washer/dryer included. You can't find a better value in a home!

Key facts

• Huge primary suite
• Relaxing soaker tub
• Large island

Tags

• LARGE ISLAND
• OPEN SPACIOUS FLOOR PLAN
• HUGE PRIMARY SUITE
• LARGE WALK-IN CLOSET
• OVERSIZED BATHROOM
• RELAXING SOAKER TUB

Property features AI

Finance

• Financial info: Annual taxes approximately $363.73

Exterior

• Home design: Residential property
• Exterior features: Mobile home on property

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Located in the South Fork subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).

Location & tenants

• Location reads 71/100 on livability (#26 in WY) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment D-.
• Laramie County School District #1 (urban): math 41% / reading 48% proficiency, ranked #33 of 41 in WY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.1%/yr); 165 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).
• This rent runs 37% of the median local income ($59k/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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Laramie County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.45%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $79,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Little Valley Trl	0.22mi	3/2.0	1,216 (0%)	2mo	$75,000	$62	88
717 Pleasant Vly	0.21mi	3/2.0	1,200 (-1%)	0mo	$30,000	$25	88
612 High Side Trl	0.28mi	3/2.0	1,216 (0%)	5mo	$69,000	$57	83
614 Pleasant Vly	0.16mi	3/2.0	1,280 (+5%)	1mo	$55,000	$43	83
3400 S Greeley Hwy #255	0.35mi	3/2.0	1,216 (0%)	5mo	$85,000	$70	79
708 Little Valley Trl	0.23mi	4/2.0 (+1)	1,216 (0%)	6mo	$108,000	$89	79
600 Secret Vly	0.34mi	3/2.0	1,216 (0%)	7mo	$89,000	$73	79
3400 S Greeley Hwy #186	0.35mi	3/2.0	1,216 (0%)	8mo	$49,000	$40	77
508 Secret Vly	0.34mi	4/2.0 (+1)	1,280 (+5%)	0mo	$76,000	$59	70
512 High Side Trl	0.28mi	3/2.0	1,300 (+7%)	6mo	$85,000	$65	70
4325 Avenue B-2	0.35mi	3/2.0	1,160 (-5%)	8mo	$90,000	$78	70
212 Pleasant Vly	0.29mi	3/2.0	1,368 (+12%)	5mo	$100,000	$73	62

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.06×
• Total profit: $31,261
• Equity at exit: $15,656

10-year hold

• IRR: 34.1%
• Equity multiple: 4.43×
• Total profit: $100,978
• Equity at exit: $9,078

Cash invested: $29,400 (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 82007

• Home prices YoY: -25.9%
• Rents YoY: 5.1%
• Active inventory: 165
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $697

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 56%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Williams St Cheyenne, WY	2.0–3.0	1.0–2.0	1028	$1,899	$1.85	13d	1	0.83mi

Listing history 3 events

1. 2026-05-26
   listed $105,000 Active
2. 2022-11-15
   soldstatus 324-char remark

   Show marketing remark (324 chars)

   Immaculate 2016 mobile home located in quiet area of the most desirable park in Cheyenne, South Fork. Master bath features dual sinks, huge soaker tub and separate shower. Well-maintained lot includes 10'x8' shed with electricity and raised beds for gardening. Washer/dryer included. You can't find a better value in a home!

3. 2022-10-10
   listed $92,000 324-char remark

   Show marketing remark (324 chars)

   Immaculate 2016 mobile home located in quiet area of the most desirable park in Cheyenne, South Fork. Master bath features dual sinks, huge soaker tub and separate shower. Well-maintained lot includes 10'x8' shed with electricity and raised beds for gardening. Washer/dryer included. You can't find a better value in a home!

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,612
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$3,055
• Taxable income: $7,118
• Est. tax owed @ 24.0%: −$1,708
• After-tax cash flow: $6,657/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, particularly to the exterior and landscaping, to improve its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major landscaping — Overgrown yard and lack of landscaping

Value-add opportunities

• Both landscaping and curb appeal — Enhances curb appeal and property value
• Both paint interior walls — Improves interior appearance and value
• Both repair and paint exterior siding — Restores exterior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown yard and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and curb appeal — Enhances curb appeal and property value ↑
• Both paint interior walls — Improves interior appearance and value ↑
• Both repair and paint exterior siding — Restores exterior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Laramie County School District #1
• NCES district ID: 5601980
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $56,842
• Composite: 38.86/100
• National rank: #4103
• State rank: #33 of 41 in WY

Livability — South Greeley

• Score: 71/100
• State rank: #26
• US rank: #6824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Greeley, WY
• County: Laramie County · 94,953 people
• Metro: Cheyenne, WY
• Population (ZIP): 21,704
• Household income: $58,745
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 854.0

Population outlook (Laramie County) Hauer SSP2

• Today (2025): 109,698 people
• By 2030: 115,710 · +5.5%
• By 2040: 127,191 · +15.9%
• By 2050: 138,476 · +26.2%
• By 2075: 168,653 · +53.7%
• By 2100: 188,739 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 12% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Laramie

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -12.1pp toward R · 2008: -20.4pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+28.2 2016: R+33.2 2012: R+24.8 2008: R+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.05%
• Current HPI: 257.0616
• Rent YoY: ▲ 5.08%
• Metro: Cheyenne, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+14.1% since first listed

3 events — show timeline

• 2026-05-26 Listed $105,000 CBR
• 2022-11-15 Sold (MLS) — CBR
• 2022-10-10 Listed $92,000 CBR