Manchester-A (Handicap Adaptable) Plan · Cheyenne, WY 82009

$201,000

2 bd · 2.0 ba · 1,248 sqft · Townhouse · 144 Days on market

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Cash flow +4.0/30.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• Parking
• Listed 144 days

Property features AI

Finance

• Financial info: List price $201,000

Exterior

• Parking: 1 parking space
• Home design: New construction plan; Single-story (plan name indicates adaptable design)
• Construction: Manchester-A plan (handicap adaptable)
• Exterior features: Located near Powderhouse Road and Melton Street, Cheyenne, WY

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Manchester-A (Handicap Adaptable); Active listing status

🏗️ New construction. The $201,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $341,952.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $201k.

Deal economics

• At list price, monthly cash flow is $-963 ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (11.8% below list).
• Recommended offer: $177k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#2 in WY, #947 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D.
• 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: Anderson Elementary (math 57% / reading 67%, grade B, #30 of 151 statewide, top 26%, 327 students, 30% FRL); Carey Junior High School (math 43% / reading 50%, grade D+, #39 of 55 statewide, top 70%, 861 students, 38% FRL); East High School (math 43% / reading 43%, grade F, #46 of 75 statewide, top 61%, 1,513 students, 30% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 555 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,880 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.52% ✗
• Cap rate: 2.91%
• Cash-on-cash: -12.07%
• DSCR: 0.46
• GRM: 16.1

CMA / ARV

• ARV (on-the-fly): $341,952
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6005 Sycamore Rd	0.46mi	2/2.0	1,185 (-5%)	15mo	$325,000	$274	58

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -34.6%
• Equity multiple: -0.15×
• Total profit: $-109,837
• Equity at exit: $50,986

10-year hold

• IRR: -28.0%
• Equity multiple: -0.50×
• Total profit: $-143,963
• Equity at exit: $29,566

Cash invested: $95,747 (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 82009

• Rents YoY: 6.7%
• Active inventory: 555
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$1,793
• Tax est. 1.5%: −$427 /mo · $5,129/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-963

Break-even live

Break-even rent $2,991

Max offer price $202,564

Occupancy floor —

Sensitivity live

Price	-10% $-727	-5% $-845	+0% $-963	+5% $-1,081	+10% $-1,200
Rent	-10% $-1,103	-5% $-1,033	+0% $-963	+5% $-893	+10% $-823
Rate	-1.0pp $-791	-0.5pp $-876	base $-963	+0.5pp $-1,052	+1.0pp $-1,142

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: $85,488
• Closing costs: $10,259
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $201,000 Active 144 DOM
2. 2026-06-19
   days on market $201,000 Active 142 DOM
3. 2026-06-18
   days on market $201,000 Active 141 DOM
4. 2026-06-17
   days on market $201,000 Active 140 DOM
5. 2026-06-16
   days on market $201,000 Active 139 DOM
6. 2026-06-15
   days on market $201,000 Active 138 DOM
7. 2026-06-14
   days on market $201,000 Active 136 DOM
8. 2026-06-13
   days on market $201,000 Active 135 DOM
9. 2026-06-10
   days on market $201,000 Active 133 DOM
10. 2026-06-09
    days on market $201,000 Active 132 DOM
11. 2026-06-08
    days on market $201,000 Active 131 DOM
12. 2026-06-07
    days on market $201,000 Active 130 DOM
13. 2026-06-05
    days on market $201,000 Active 127 DOM
14. 2026-06-03
    days on market $201,000 Active 126 DOM
15. 2026-06-02
    days on market $201,000 Active 125 DOM
16. 2026-06-01
    days on market $201,000 Active 124 DOM
17. 2026-05-31
    days on market $201,000 Active 123 DOM
18. 2026-05-30
    days on market $201,000 Active 122 DOM

ⓘ 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 7 d/yr ≥88°F today · 20 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: $21,264
• − Mortgage interest: −$19,155
• − Property taxes: −$5,129
• − Insurance: −$1,710
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$9,948
• Taxable loss: −$18,080
• Est. tax savings @ 24.0%: +$4,339
• After-tax cash flow: $-7,220/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 — Cheyenne

• Score: 83/100
• State rank: #2
• US rank: #947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Laramie County · 94,953 people
• City population: 94,953
• Metro: Cheyenne, WY
• Population (ZIP): 35,081
• Household income: $103,835
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 608.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Slovak 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -339.39%
• Current HPI: 266.7583
• Rent YoY: ▲ 6.73%
• Metro: Cheyenne, WY
• State GDP YoY: —
• F500 in state: 0