719 Artesian Rd #41 · Fox Farm-College, WY 82007

$37,000

2 bd · 1.5 ba · 1,104 sqft · Manufactured · 90 Days on market

Built 1974 Good condition ↓ 14% since listing

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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 +3.9/10.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Flex space
• Pantry in kitchen
• Front fenced area

Tags

• FRONT FENCED AREA
• FLEX SPACE
• SHED FOR ADDED STORAGE
• SEPARATE LAUNDRY SPACE
• 2 DECKS
• PANTRY IN KITCHEN

Property features AI

Finance

• Financial info: Annual taxes approximately $500

Exterior

• Home design: Mobile home (Residential)
• Construction: Located at 719 Artesian Rd #41, Cheyenne, WY 82007

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: One full bathroom and one half bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $37k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $898 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $256 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 3.95% ✓
• Cap rate: 35.42%
• Cash-on-cash: 104.04%
• DSCR: 5.63
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $77,280
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 Helen Ave	0.66mi	3/2.0 (+1)	1,144 (+4%)	2mo	$314,000	$274	54
2309 Helen Ave	0.65mi	2/2.0	1,081 (-2%)	23mo	$215,000	$199	45
3008 Terry Rd #1	0.61mi	3/1.0 (+1)	960 (-13%)	2mo	$65,000	$68	41
506 Murray Rd	0.46mi	3/2.0 (+1)	1,248 (+13%)	12mo	$265,000	$212	40
3400 S Greeley Hwy #114	0.72mi	3/2.0 (+1)	1,036 (-6%)	13mo	$25,000	$24	39
3400 S Greeley Hwy #197	0.72mi	3/2.0 (+1)	1,216 (+10%)	13mo	$85,000	$70	32
505 Williams St #197	0.70mi	3/2.0 (+1)	1,216 (+10%)	14mo	$60,000	$49	32

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: —
• Equity multiple: 6.25×
• Total profit: $54,352
• Equity at exit: $5,517

10-year hold

• IRR: —
• Equity multiple: 13.98×
• Total profit: $134,440
• Equity at exit: $3,199

Cash invested: $10,360 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $898

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 34%

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: $9,250
• Closing costs: $1,110
• 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	$1,299	$1.26	14d	1	0.68mi

Listing history 11 events

1. 2026-06-09
   days on market $37,000 Active 90 DOM
2. 2026-06-08
   days on market $37,000 Active 89 DOM
3. 2026-06-07
   days on market $37,000 Active 88 DOM
4. 2026-06-05
   days on market $37,000 Active 85 DOM
5. 2026-06-03
   days on market $37,000 Active 84 DOM
6. 2026-06-02
   days on market $37,000 Active 83 DOM
7. 2026-06-01
   days on market $37,000 Active 82 DOM
8. 2026-05-31
   days on market $37,000 Active 81 DOM
9. 2026-05-30
   days on market $37,000 Active 80 DOM
10. 2026-04-22
    price $40,000
11. 2026-03-07
    listed $46,500 Active

ⓘ 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

• 🌡 Heat 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,527
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$1,076
• Taxable income: $10,834
• Est. tax owed @ 24.0%: −$2,600
• After-tax cash flow: $8,178/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 · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed to enhance curb appeal and value. Key updates include painting the exterior and interior, replacing old flooring, and improving landscaping.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace old flooring — Fresh flooring improves aesthetics and value
• Both Paint interior walls — Fresh paint enhances aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace old flooring — Fresh flooring improves aesthetics and value ↑
• Both Paint interior walls — Fresh paint enhances aesthetics 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 — Fox Farm-College

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fox Farm-College, 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

-14.0% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $40,000 CBR
• 2026-03-07 Listed $46,500 CBR