222 Little Valley Trl · South Greeley, WY 82007

$62,500

2 bd · 1.0 ba · 938 sqft · Manufactured · 11 Days on market

Built 1976 Good condition Est $57k · 9% over

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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
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• ARV discount +3.3/15.0
• Appreciation +0.0/10.0

Key facts

• Barn door closets
• Natural light
• Modern finishes

Tags

• REMODELED MOBILE HOME
• BRIGHT OPEN LIVING SPACE
• NATURAL LIGHT
• MODERN FINISHES
• RAPID WALL INSULATED SKIRTING
• BARN DOOR CLOSETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).

Location & tenants

• Location reads 71/100 on livability (#26 in WY) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment D-, health & safety F.
• 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.
• Zoned schools: Afflerbach Elementary (math 28% / reading 35%, grade F, #139 of 151 statewide, top 92%, 353 students, 74% FRL); Johnson Junior High School (math 29% / reading 42%, grade F, #53 of 55 statewide, top 96%, 647 students, 66% FRL); South High School (math 23% / reading 29%, grade F, #62 of 75 statewide, top 82%, 1,187 students, 56% FRL) — zoned schools average 65% FRL vs 32% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Laramie County School District #1 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.1%/yr); 171 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 $432 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $62,500

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.26% ✓
• Cap rate: 19.38%
• Cash-on-cash: 46.73%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $57,218
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Little Valley Trl	0.00mi	2/1.0	938 (0%)	1mo	$62,500	$67	99
220 Pleasant Vly	0.06mi	2/1.0	980 (+4%)	1mo	$48,900	$50	89
507 Dallas Rd	0.22mi	2/2.0	924 (-2%)	4mo	$45,000	$49	80
702 Dallas Rd	0.32mi	3/1.0 (+1)	938 (0%)	2mo	$55,000	$59	78
720 Dallas Rd	0.36mi	3/2.0 (+1)	940 (+0%)	1mo	$16,000	$17	73
4322 Middle Fork Trl	0.09mi	3/2.0 (+1)	1,035 (+10%)	9mo	$65,000	$63	62
4409 South Pass Trl	0.13mi	3/2.0 (+1)	1,056 (+13%)	15mo	$67,900	$64	52
500 Pleasant Vly	0.15mi	3/2.0 (+1)	800 (-15%)	13mo	$60,000	$75	49
318 South Fork Rd	0.26mi	3/2.0 (+1)	1,064 (+13%)	11mo	$215,000	$202	47
412 Lonesome Ct	0.20mi	3/2.0 (+1)	1,056 (+13%)	22mo	$62,000	$59	42
313 South Fork Rd	0.22mi	3/2.0 (+1)	1,064 (+13%)	22mo	$64,900	$61	40
3400 S Greeley Hwy #114	0.61mi	3/2.0 (+1)	1,036 (+10%)	13mo	$25,000	$24	34

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: 46.4%
• Equity multiple: 3.07×
• Total profit: $36,310
• Equity at exit: $9,319

10-year hold

• IRR: 53.1%
• Equity multiple: 6.74×
• Total profit: $100,488
• Equity at exit: $5,404

Cash invested: $17,500 (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: 171
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $682

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 47%

Sensitivity live

Price	-10% $725	-5% $703	+0% $682	+5% $660	+10% $638
Rent	-10% $570	-5% $626	+0% $682	+5% $737	+10% $793
Rate	-1.0pp $713	-0.5pp $697	base $682	+0.5pp $665	+1.0pp $649

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: $15,625
• Closing costs: $1,875
• 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	15d	1	1.02mi

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-17
   listed $62,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,913
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$1,818
• Taxable income: $7,638
• Est. tax owed @ 24.0%: −$1,833
• After-tax cash flow: $6,345/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It has a good curb appeal and fresh paint, making it a good investment for both resale and rental.

Value-add opportunities

• Both paint exterior walls — Fresh paint can enhance curb appeal and home value
• Both update flooring — New flooring can improve the overall look and feel of the home
• Both update kitchen appliances — Modern appliances can increase the home's appeal and value
• Both update bathroom fixtures — Upgrading fixtures can enhance the bathroom's functionality and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior walls — Fresh paint can enhance curb appeal and home value ↑
• Both update flooring — New flooring can improve the overall look and feel of the home ↑
• Both update kitchen appliances — Modern appliances can increase the home's appeal and value ↑
• Both update bathroom fixtures — Upgrading fixtures can enhance the bathroom's functionality and appearance ↑

ⓘ 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 — South Greeley

• Score: 71/100
• State rank: #26
• US rank: #6824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Greeley, 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

2 events — show timeline

• 2026-04-28 Pending — CBR
• 2026-04-17 Listed $62,500 CBR