10 Oriole Ln · Boulder, WY 82923

$78,500

2 bd · 1.0 ba · 672 sqft · Manufactured · 35 Days on market

Built 1965 Fair condition 0.84 ac lot $22/mo HOA · 3% of rent

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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 +20.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Schools +5.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +2.1/5.0

Key facts

• 0.84 acre lot
• Built 1965
• Listed 34 days

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $264.50 (about $22.04/month); Community offers fishing

Exterior

• Parking: Unpaved parking; no covered garage
• Utilities: Public water; Septic tank sewer; Electric service on property
• Home design: Manufactured home; Residential single-family subtype; Located in a rural-zoned area; 0.84-acre lot
• Construction: Aluminum siding
• Exterior features: Metal roof; Storage structure on the property; Sloped lot; Has a view

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating using propane; No cooling
• Interior features: Furnished; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $78k).
• Recommended offer: $76k (3.0% 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: 38 active listings in the ZIP; 97 units permitted in Sublette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($543 loan paydown + $3k appreciation (3.6% local appreciation)).
• Sublette County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $76,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.85×
• Total profit: $18,678
• Equity at exit: $38,057

10-year hold

• IRR: 15.8%
• Equity multiple: 3.46×
• Total profit: $54,160
• Equity at exit: $60,893

Cash invested: $21,980 (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 82923

• Home prices YoY: 2.5%
• Active inventory: 38
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$412
• Tax est. 1.5%: −$98 /mo · $1,178/yr
• Insurance: −$33
• HOA: −$22
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $104

Break-even live

Break-even rent $715

Max offer price $78,500

Occupancy floor 83%

Sensitivity live

Price	-10% $158	-5% $131	+0% $104	+5% $77	+10% $49
Rent	-10% $37	-5% $70	+0% $104	+5% $137	+10% $170
Rate	-1.0pp $143	-0.5pp $124	base $104	+0.5pp $83	+1.0pp $63

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 17 events

1. 2026-06-19
   days on market $78,500 Active 35 DOM
2. 2026-06-18
   days on market $78,500 Active 34 DOM
3. 2026-06-17
   days on market $78,500 Active 33 DOM
4. 2026-06-16
   days on market $78,500 Active 32 DOM
5. 2026-06-15
   days on market $78,500 Active 31 DOM
6. 2026-06-14
   days on market $78,500 Active 29 DOM
7. 2026-06-12
   days on market $78,500 Active 28 DOM
8. 2026-06-09
   days on market $78,500 Active 25 DOM
9. 2026-06-08
   days on market $78,500 Active 24 DOM
10. 2026-06-07
    days on market $78,500 Active 23 DOM
11. 2026-06-05
    days on market $78,500 Active 21 DOM
12. 2026-06-04
    days on market $78,500 Active 19 DOM
13. 2026-06-02
    days on market $78,500 Active 18 DOM
14. 2026-06-01
    days on market $78,500 Active 17 DOM
15. 2026-05-31
    days on market $78,500 Active 16 DOM
16. 2026-05-31
    days on market $78,500 Active 15 DOM
17. 2026-05-15
    listed $78,500 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

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 8 d/yr ≥84°F today · 21 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: $10,149
• − Mortgage interest: −$4,397
• − Property taxes: −$1,178
• − Insurance: −$392
• − Repairs & maintenance: −$812
• − Management: −$812
• − HOA: −$264
• − Depreciation: −$2,284
• Taxable income: $10
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,241/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

Fair 45/100 Cosmetic rehab

This manufactured home requires cosmetic repairs and maintenance to improve its curb appeal and interior condition, which would increase its resale and rental value.

Repairs flagged

• Major Rusty metal siding — Significant rust and wear
• Minor Overgrown vegetation — Vegetation needs trimming

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace worn carpet — Improves comfort and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Rusty metal siding · Significant rust and wear	Major	$15,000–50,000
Overgrown vegetation · Vegetation needs trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — Improves comfort and reduces maintenance costs ↑

ⓘ 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: 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): 619

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 11% Two or more races 11%
• Common ancestry: Portuguese 24% Romanian 11% Lithuanian 11%
• Foreign-born: 11%
• Languages at home: 88% English-only · French/Haitian/Cajun 12%

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: ▲ 3.62%
• Current HPI: 147.9645
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-15 Listed $78,500 TBOR