3340 W Cody Ln #105 · Teton Village, WY 83025

$39,500

2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 222 Days on market

Built 2001 Est $60k · 34% under $327/mo HOA · 26% of rent

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

An opportunity to own two ski weeks and one fall fractional week at the Teton Club. While in residence, enjoy two ski passes and all the amenities at Teton Pines Country Club. Being at the base of JHMR makes for easy ski in, ski out and hiking in the fall.

Key facts

• Garage
• Built 2001
• Listed 221 days

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $3,922 (about $326.83/month)

Exterior

• Parking: Garage with 1 space
• Utilities: Public water; Public sewer
• Home design: Residential co-ownership property; Resort zoning
• Construction: Log and stone construction
• Exterior features: Deck; Patio; Spa / hot tub; Accessible entrance; Storage structure; Sloped lot; Has view

Interior

• Bathrooms: 2 full bathrooms
• Interior features: High-speed internet; Elevator; Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#114 in WY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Teton County School District #1 (town): math 50% / reading 61% proficiency, ranked #14 of 41 in WY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 54 active listings in the ZIP; 116 units permitted in Teton County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($273 loan paydown + $4k appreciation (10.0% local appreciation)).
• Teton County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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

• Watch-outs: HOA is 26% of rent.

Recommended offer $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.15% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.69%
• DSCR: 2.86
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $60,200
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3340 W Cody Ln #102	0.00mi	2/2.0	1,400 (0%)	2mo	$60,000	$43	98
3340 W Cody Ln #108	0.00mi	2/2.0	1,400 (0%)	4mo	$50,000	$36	97
3340 Cody Ln	0.02mi	2/2.0	1,400 (0%)	3mo	$17,000	$12	96
3340 W Cody Ln #405	0.00mi	2/2.0	1,400 (0%)	7mo	$250,000	$179	94
3340 W Cody Ln #208	0.00mi	2/2.0	1,400 (0%)	8mo	$72,500	$52	94
3340 W Cody Ln #311	0.00mi	2/2.0	1,400 (0%)	9mo	$40,000	$29	92
3340 W Cody Ln #305	0.00mi	2/2.0	1,400 (0%)	10mo	$12,500	$9	92
3340 W Cody Ln #211	0.00mi	2/2.0	1,400 (0%)	12mo	$150,000	$107	90
3340 W Cody Ln #306	0.00mi	2/2.0	1,400 (0%)	15mo	$200,000	$143	88
3340 W Cody Dr #308	0.00mi	2/2.0	1,400 (0%)	23mo	$30,000	$21	81

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.8%
• Equity multiple: 5.18×
• Total profit: $46,206
• Equity at exit: $35,585

10-year hold

• IRR: 50.4%
• Equity multiple: 11.60×
• Total profit: $117,260
• Equity at exit: $76,740

Cash invested: $11,060 (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 83025

• Home prices YoY: 6.9%
• Active inventory: 54
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$327
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $384

Break-even live

Break-even rent $759

Max offer price $39,500

Occupancy floor 64%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $327 · $3,924/yr

Listing history 25 events

1. 2026-06-19
   days on market $39,500 Active 222 DOM
2. 2026-06-18
   days on market $39,500 Active 221 DOM
3. 2026-06-17
   days on market $39,500 Active 220 DOM
4. 2026-06-16
   days on market $39,500 Active 219 DOM
5. 2026-06-15
   days on market $39,500 Active 218 DOM
6. 2026-06-14
   days on market $39,500 Active 216 DOM
7. 2026-06-12
   days on market $39,500 Active 215 DOM
8. 2026-06-09
   days on market $39,500 Active 212 DOM
9. 2026-06-08
   days on market $39,500 Active 211 DOM
10. 2026-06-07
    days on market $39,500 Active 210 DOM
11. 2026-06-05
    days on market $39,500 Active 208 DOM
12. 2026-06-04
    days on market $39,500 Active 206 DOM
13. 2026-06-02
    days on market $39,500 Active 205 DOM
14. 2026-06-01
    days on market $39,500 Active 204 DOM
15. 2026-05-31
    days on market $39,500 Active 203 DOM
16. 2026-05-31
    days on market $39,500 Active 202 DOM
17. 2026-05-06
    status Active
18. 2026-01-12
    soldstatus Closed 256-char remark

    Show marketing remark (256 chars)

    An opportunity to own two ski weeks and one fall fractional week at the Teton Club. While in residence, enjoy two ski passes and all the amenities at Teton Pines Country Club. Being at the base of JHMR makes for easy ski in, ski out and hiking in the fall.

19. 2026-01-04
    status Pending 256-char remark

    Show marketing remark (256 chars)

    An opportunity to own two ski weeks and one fall fractional week at the Teton Club. While in residence, enjoy two ski passes and all the amenities at Teton Pines Country Club. Being at the base of JHMR makes for easy ski in, ski out and hiking in the fall.

20. 2025-12-06
    status Active
21. 2025-10-06
    listed $39,500 Active
22. 2025-09-11
    price $100,000 256-char remark

    Show marketing remark (256 chars)

    An opportunity to own two ski weeks and one fall fractional week at the Teton Club. While in residence, enjoy two ski passes and all the amenities at Teton Pines Country Club. Being at the base of JHMR makes for easy ski in, ski out and hiking in the fall.

23. 2025-06-06
    listed $75,000 Active
24. 2025-06-04
    listed $60,000 Active
25. 2025-04-08
    listed $115,000 Active 256-char remark

    Show marketing remark (256 chars)

    An opportunity to own two ski weeks and one fall fractional week at the Teton Club. While in residence, enjoy two ski passes and all the amenities at Teton Pines Country Club. Being at the base of JHMR makes for easy ski in, ski out and hiking in the fall.

ⓘ 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 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,950
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − HOA: −$3,924
• − Depreciation: −$1,149
• Taxable income: $4,483
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $3,535/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: Teton County School District #1
• NCES district ID: 5605830
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $72,180
• Composite: 49.42/100
• National rank: #2009
• State rank: #14 of 41 in WY

Livability — Teton Village

• Score: 61/100
• State rank: #114
• US rank: #17992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Teton Village, WY
• City population: 999
• Population (ZIP): 999

Population outlook (Teton County) Hauer SSP2

• Today (2025): 28,568 people
• By 2030: 31,172 · +9.1%
• By 2040: 36,190 · +26.7%
• By 2050: 41,386 · +44.9%
• By 2075: 53,808 · +88.4%
• By 2100: 64,731 · +126.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 5%
• Common ancestry: Slovak 10% Serbian 5% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 0%

Political lean MEDSL · Teton

• 2024 margin: Solid D (+35.3) · D 66.9% · R 31.6% · Other 1.5%
• 2008→2024 swing: +11.7pp toward D · 2008: 23.6pp · 2024: 35.3pp
• All cycles: 2024: D+35.3 2020: D+37.5 2016: D+27.9 2012: D+11.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.47%
• Current HPI: 254.0687
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-65.7% since first listed

9 events — show timeline

• 2026-05-06 Relisted — TBOR
• 2026-01-12 Sold (MLS) — TBOR
• 2026-01-04 Pending — TBOR
• 2025-12-06 Relisted — TBOR
• 2025-10-06 Listed $39,500 TBOR
• 2025-09-11 Price Changed $100,000 TBOR
• 2025-06-06 Listed $75,000 TBOR
• 2025-06-04 Listed $60,000 TBOR
• 2025-04-08 Listed $115,000 TBOR