3008 Terry Rd #42 · South Greeley, WY 82007

$49,900

2 bd · 1.0 ba · 675 sqft · Manufactured · 6 Days on market

Built 1980 Good condition Est $45k · 12% 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 +2.1/15.0
• Appreciation +0.0/10.0

Key facts

• 18x11 workshop
• Remodeled kitchen
• Custom-made rail

Tags

• FENCED-IN HOME
• 18X11 WORKSHOP
• CUSTOM-MADE RAIL
• REMODELED KITCHEN
• DISH WASHER HOOK-UPS
• ALL APPLIANCES INCLUDED

Property features AI

Exterior

• Home design: Mobile Home; Residential property
• Construction: TITN make; TBD model
• Exterior features: Mobile home on a residential lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Located in AAA TRAILERPARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

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: schools F, amenities F, employment 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.
• Market conditions: Rents rising fast (+5.1%/yr); 165 active listings in the ZIP; 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $49,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.72% ✓
• Cap rate: 23.80%
• Cash-on-cash: 62.52%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $44,550
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3008 Terry Rd #2	0.00mi	2/1.0	728 (+8%)	10mo	$33,000	$45	79
3008 Terry Rd #49	0.00mi	3/2.0 (+1)	720 (+7%)	2mo	$47,700	$66	78

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: 63.8%
• Equity multiple: 3.95×
• Total profit: $41,201
• Equity at exit: $7,440

10-year hold

• IRR: 68.9%
• Equity multiple: 8.74×
• Total profit: $108,086
• Equity at exit: $4,314

Cash invested: $13,972 (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: $1,358 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $728

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 41%

Sensitivity live

Price	-10% $762	-5% $745	+0% $728	+5% $711	+10% $694
Rent	-10% $621	-5% $674	+0% $728	+5% $782	+10% $835
Rate	-1.0pp $753	-0.5pp $741	base $728	+0.5pp $715	+1.0pp $702

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $49,900 Active 6 DOM
2. 2026-06-18
   days on market $49,900 Active 5 DOM
3. 2026-06-17
   days on market $49,900 Active 4 DOM
4. 2026-06-16
   days on market $49,900 Active 3 DOM
5. 2026-06-15
   days on market $49,900 Active 2 DOM
6. 2026-06-14
   listed $49,900 Active 1 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 8/10 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: $16,296
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$1,452
• Taxable income: $8,444
• Est. tax owed @ 24.0%: −$2,027
• After-tax cash flow: $6,709/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 · 10 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs and maintenance. The highest-ROI updates that would raise its value include painting the exterior siding, upgrading the flooring, and adding smart home devices.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace window treatments — Modern window treatments can improve the home's aesthetic and energy efficiency.
• Both Upgrade flooring — Upgrading to higher-end flooring can significantly increase the home's resale value.
• Both Install smart home devices — Smart home devices can increase the home's appeal to tech-savvy buyers and renters.
• Both Add outdoor lighting — Well-lit outdoor areas can enhance safety and curb appeal, attracting more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace window treatments — Modern window treatments can improve the home's aesthetic and energy efficiency. ↑
• Both Upgrade flooring — Upgrading to higher-end flooring can significantly increase the home's resale value. ↑
• Both Install smart home devices — Smart home devices can increase the home's appeal to tech-savvy buyers and renters. ↑
• Both Add outdoor lighting — Well-lit outdoor areas can enhance safety and curb appeal, attracting more potential buyers and renters. ↑

ⓘ 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

1 event — show timeline

• 2026-06-11 Listed $49,900 CBR