609 E Prosser Rd #28 · Fox Farm-College, WY 82007

$69,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 84 Days on market

Built 1996 Est $85k · 18% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this great opportunity! Featuring this 1996 SCHU 16x76 Mobile Home 3 bedrooms 2 baths with lots of room and storage. Huge master bedroom and a 5 piece master bath. Some newer windows an nice built in enclosed sun room. Great investment opportunity hurry don't miss out. Must be approved from the park management. As Is mobile home only.

Key facts

• Pantry
• Vaulted ceiling
• Dining area

Tags

• VAULTED CEILING
• AMPLE CABINET SPACE
• PANTRY
• DINING AREA
• MAIN FLOOR LAUNDRY ROOM
• DELUXE BATHROOM

Property features AI

Finance

• Financial info: Annual tax: $149

Exterior

• Home design: Residential mobile home
• Construction: Mobile home construction

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (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; 2 comparable units currently listed for rent nearby; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).
• This rent runs 39% 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.71% ✓
• Cap rate: 23.67%
• Cash-on-cash: 62.05%
• DSCR: 3.76
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $85,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 E Prosser Rd #26	0.06mi	3/2.0	1,280 (+5%)	3mo	$89,500	$70	86
913 E Prosser Rd	0.20mi	3/2.0	1,152 (-5%)	0mo	$315,000	$273	82
714 Sunridge Dr	0.44mi	3/2.0	1,248 (+3%)	1mo	$330,000	$264	74
714 Murray Rd #6	0.33mi	3/2.0	1,280 (+5%)	3mo	$69,900	$55	74
609 E Prosser Rd #48	0.06mi	3/2.0	1,360 (+12%)	6mo	$35,000	$26	73
609 E Prosser Rd #4	0.06mi	3/2.0	1,064 (-12%)	4mo	$45,000	$42	73
1500 Avenue C #3	0.11mi	3/2.0	1,064 (-12%)	5mo	$89,500	$84	70
751 S Avenue C #35	0.43mi	3/2.0	1,152 (-5%)	2mo	$75,000	$65	70
300 E Prosser Rd #103	0.19mi	3/2.0	1,344 (+10%)	6mo	$30,000	$22	68
300 E Prosser Rd #26	0.19mi	3/2.0	1,080 (-11%)	10mo	$40,000	$37	64
509 E Jefferson Rd #11	0.56mi	3/2.0	1,152 (-5%)	3mo	$97,500	$85	63
714 Gopp Ct	0.50mi	3/3.0	1,280 (+5%)	4mo	$248,000	$194	61

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: 63.3%
• Equity multiple: 3.92×
• Total profit: $57,199
• Equity at exit: $10,422

10-year hold

• IRR: 68.5%
• Equity multiple: 8.68×
• Total profit: $150,230
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,892 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $1,012

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 42%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	14d	1	0.94mi
215 Walterscheid Blvd Cheyenne, WY	1.0–2.0	1.0–2.0	818	$1,625	$1.99	14d	4	1.02mi

Listing history 10 events

1. 2026-05-31
   days on market $69,900 Active 84 DOM
2. 2026-05-30
   days on market $69,900 Active 83 DOM
3. 2026-05-20
   status Active
4. 2026-04-29
   status Pending
5. 2026-03-20
   status Active
6. 2026-03-13
   status Pending
7. 2026-02-09
   listed $69,900 Active
8. 2026-01-14
   price $69,900
9. 2020-08-06
   soldstatus 347-char remark

   Show marketing remark (347 chars)

   Don't miss this great opportunity! Featuring this 1996 SCHU 16x76 Mobile Home 3 bedrooms 2 baths with lots of room and storage. Huge master bedroom and a 5 piece master bath. Some newer windows an nice built in enclosed sun room. Great investment opportunity hurry don't miss out. Must be approved from the park management. As Is mobile home only.

10. 2020-07-31
    listed $35,000 347-char remark

    Show marketing remark (347 chars)

    Don't miss this great opportunity! Featuring this 1996 SCHU 16x76 Mobile Home 3 bedrooms 2 baths with lots of room and storage. Huge master bedroom and a 5 piece master bath. Some newer windows an nice built in enclosed sun room. Great investment opportunity hurry don't miss out. Must be approved from the park management. As Is mobile home only.

ⓘ 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 7/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥88°F today · 13 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: $22,710
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$2,033
• Taxable income: $11,729
• Est. tax owed @ 24.0%: −$2,815
• After-tax cash flow: $9,329/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: 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

+99.7% since first listed

8 events — show timeline

• 2026-05-20 Relisted — CBR
• 2026-04-29 Pending — CBR
• 2026-03-20 Relisted — CBR
• 2026-03-13 Pending — CBR
• 2026-02-09 Listed $69,900 CBR
• 2026-01-14 Price Changed $69,900 CBR
• 2020-08-06 Sold (MLS) — CBR
• 2020-07-31 Listed $35,000 CBR