19 Sandy Ln · Boulder, WY 82941

$52,000

2 bd · 1.0 ba · 2,016 sqft · Manufactured public records · 342 Days on market

Built 1976

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1976
• Listed 341 days

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Utilities: Septic needed
• Home design: Manufactured house; Residential property; Manufactured home (single-family residence)
• Construction: Vinyl siding
• Exterior features: Metal roof

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Propane heating; Other heating; Has heating
• Interior features: Unfurnished; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $52k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 42/100 on livability (#169 in WY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Sublette County School District #1 (rural): math 59% / reading 64% proficiency, ranked #5 of 41 in WY (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 125 active listings in the ZIP; 97 units permitted in Sublette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $360 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sublette County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 342 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $8k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $45,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 342 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
6. 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.
7. 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.
8. 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: 2.06% ✓
• Cap rate: 17.53%
• Cash-on-cash: 40.12%
• DSCR: 2.78
• GRM: 4.0

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: 36.5%
• Equity multiple: 2.55×
• Total profit: $22,591
• Equity at exit: $7,753

10-year hold

• IRR: 43.2%
• Equity multiple: 5.10×
• Total profit: $59,656
• Equity at exit: $4,496

Cash invested: $14,560 (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 82941

• Active inventory: 125
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $487

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 50%

Sensitivity live

Price	-10% $523	-5% $505	+0% $487	+5% $469	+10% $451
Rent	-10% $402	-5% $444	+0% $487	+5% $529	+10% $571
Rate	-1.0pp $513	-0.5pp $500	base $487	+0.5pp $473	+1.0pp $460

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $52,000 Active 342 DOM
2. 2026-06-19
   days on market $52,000 Active 340 DOM
3. 2026-06-18
   days on market $52,000 Active 339 DOM
4. 2026-06-17
   days on market $52,000 Active 338 DOM
5. 2026-06-16
   days on market $52,000 Active 337 DOM
6. 2026-06-15
   days on market $52,000 Active 336 DOM
7. 2026-06-14
   days on market $52,000 Active 334 DOM
8. 2026-06-12
   days on market $52,000 Active 333 DOM
9. 2026-06-09
   days on market $52,000 Active 330 DOM
10. 2026-06-08
    days on market $52,000 Active 329 DOM
11. 2026-06-07
    days on market $52,000 Active 328 DOM
12. 2026-06-05
    days on market $52,000 Active 326 DOM
13. 2026-06-04
    days on market $52,000 Active 324 DOM
14. 2026-06-02
    days on market $52,000 Active 323 DOM
15. 2026-06-01
    days on market $52,000 Active 322 DOM
16. 2026-05-31
    days on market $52,000 Active 321 DOM
17. 2026-05-31
    days on market $52,000 Active 320 DOM
18. 2026-03-20
    price $52,000
19. 2025-07-14
    listed $60,000 Active
20. 2025-01-02
    historical $1,550
21. 2024-11-20
    price $1,550
22. 2024-11-01
    listed $1,650
23. 2021-06-07
    soldstatus

ⓘ 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 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥84°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,852
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$1,513
• Taxable income: $5,330
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $4,562/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: Sublette County School District #1
• NCES district ID: 5604860
• Math proficiency: 59% ▼ -7.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $75,355
• Composite: 54.73/100
• National rank: #1320
• State rank: #5 of 41 in WY

Livability — Boulder

• Score: 42/100
• State rank: #169
• US rank: #27070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,592

Population outlook (Sublette County) Hauer SSP2

• Today (2025): 9,166 people
• By 2030: 8,722 · -4.8%
• By 2040: 7,886 · -14.0%
• By 2050: 7,292 · -20.4%
• By 2075: 6,700 · -26.9%
• By 2100: 6,934 · -24.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 12% Portuguese 6% Scottish 5%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Sublette

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.2%
• 2008→2024 swing: -6.5pp toward R · 2008: -54.6pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+61.9 2016: R+64.3 2012: R+62.4 2008: R+54.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.33%
• Current HPI: 175.6909
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+3051.5% since first listed

6 events — show timeline

• 2026-03-20 Price Changed $52,000 TBOR
• 2025-07-14 Listed $60,000 TBOR
• 2025-01-02 Rental Removed $1,550 BUILDIUM
• 2024-11-20 Price Changed $1,550 BUILDIUM
• 2024-11-01 Listed for Rent $1,650 BUILDIUM
• 2021-06-07 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,686 · -20.0% YoY. Source: county tax records.