808 Avoca Ave #22 · Sheridan, WY 82801

$70,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 49 Days on market

Built 2020 Fair condition $76/sqft · 78% below area

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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
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2019 Skyline Mobile Home. New home with an open floor plan, two bedrooms and two bathrooms. Located within walking distance to shopping, elementary school and the walking path. Lot rent is $325 monthly which includes, water, sewer and trash. Mobile home for sale only, no real estate included. 2019 Skyline Series 8300 66x14 VIN# 233-000-H-A010317A. Buyers must be approved by Park Manager. All measurements are approximate.

Key facts

• Open concept layout
• Nearby walking path
• Built 2020

Tags

• OPEN CONCEPT LAYOUT
• WALKING DISTANCE TO SHOPPING
• NEARBY WALKING PATH

Property features AI

Exterior

• Utilities: Public sewer (sewer connected)
• Home design: Residential mobile home
• Construction: Vinyl siding
• Exterior features: Fenced yard; Shed(s); Asphalt roof

Interior

• Heating & cooling: Window AC units; Ceiling fans; Natural gas forced-air heating
• Interior features: Ceiling fans; Walk-in closet(s); Total of 7 rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $738 ($9k/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: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.4% in Sheridan — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#7 in WY, #2,337 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities C-, employment C-, commute F.
• Sheridan County School District #2 (town): math 68% / reading 72% proficiency, ranked #1 of 41 in WY (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 509 active listings in the ZIP; 309 units permitted in Sheridan County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sheridan County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.21% ✓
• Cap rate: 18.94%
• Cash-on-cash: 45.16%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (median comp): $311,455
• List price: $70,000
• Delta: -77.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Emerson St	0.58mi	2/1.0	924 (0%)	4mo	$260,000	$281	66
833 Sumner St	0.54mi	2/1.0	912 (-1%)	8mo	$135,000	$148	62
906 S Sheridan Ave	0.39mi	2/1.0	938 (+2%)	16mo	$268,900	$287	62
626 Sumner St	0.69mi	2/1.0	912 (-1%)	6mo	$257,000	$282	56
955 Illinois St	0.37mi	2/1.0	960 (+4%)	22mo	$322,000	$335	54
1553 Warren Ave	0.70mi	2/1.0	864 (-6%)	4mo	$321,000	$372	49
1024/1036 S Main St	0.60mi	2/2.0	855 (-8%)	12mo	$449,000	$525	49
18 W Nebraska St	0.66mi	3/2.0 (+1)	970 (+5%)	13mo	$252,000	$260	45
660 Canby St	0.52mi	3/1.0 (+1)	1,040 (+13%)	11mo	$285,000	$274	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.3%
• Equity multiple: 2.82×
• Total profit: $35,663
• Equity at exit: $10,437

10-year hold

• IRR: 48.4%
• Equity multiple: 5.68×
• Total profit: $91,647
• Equity at exit: $6,052

Cash invested: $19,600 (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 82801

• Active inventory: 509
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $738

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 47%

Sensitivity live

Price	-10% $786	-5% $762	+0% $738	+5% $713	+10% $689
Rent	-10% $616	-5% $677	+0% $738	+5% $799	+10% $860
Rate	-1.0pp $773	-0.5pp $755	base $738	+0.5pp $720	+1.0pp $701

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-17
   status $70,000 Pending 49 DOM
2. 2026-06-16
   days on market $70,000 Active 49 DOM
3. 2026-06-15
   days on market $70,000 Active 48 DOM
4. 2026-06-14
   days on market $70,000 Active 46 DOM
5. 2026-06-12
   days on market $70,000 Active 45 DOM
6. 2026-06-09
   days on market $70,000 Active 42 DOM
7. 2026-06-08
   days on market $70,000 Active 41 DOM
8. 2026-06-07
   days on market $70,000 Active 40 DOM
9. 2026-06-05
   days on market $70,000 Active 38 DOM
10. 2026-06-03
    days on market $70,000 Active 36 DOM
11. 2026-06-02
    days on market $70,000 Active 35 DOM
12. 2026-06-01
    days on market $70,000 Active 34 DOM
13. 2026-05-31
    days on market $70,000 Active 33 DOM
14. 2026-05-30
    days on market $70,000 Active 32 DOM
15. 2026-04-28
    listed $70,000 Active 563-char remark
16. 2020-01-02
    soldstatus 424-char remark

    Show marketing remark (424 chars)

    2019 Skyline Mobile Home. New home with an open floor plan, two bedrooms and two bathrooms. Located within walking distance to shopping, elementary school and the walking path. Lot rent is $325 monthly which includes, water, sewer and trash. Mobile home for sale only, no real estate included. 2019 Skyline Series 8300 66x14 VIN# 233-000-H-A010317A. Buyers must be approved by Park Manager. All measurements are approximate.

17. 2019-09-10
    listed $53,000 424-char remark

    Show marketing remark (424 chars)

    2019 Skyline Mobile Home. New home with an open floor plan, two bedrooms and two bathrooms. Located within walking distance to shopping, elementary school and the walking path. Lot rent is $325 monthly which includes, water, sewer and trash. Mobile home for sale only, no real estate included. 2019 Skyline Series 8300 66x14 VIN# 233-000-H-A010317A. Buyers must be approved by Park Manager. All measurements are approximate.

18. 2019-08-14
    soldstatus

    Show marketing remark (338 chars)

    Newer mobile home in nice Mobile Home Park. This home features an open floor plan with 3 bedrooms and 2 bathrooms. Located near an elementary school, Sheridan pathways as well as shopping and restaurants. Lot rent is $325 monthly which includes sewer, water and trash. Park Manager approval is necessary. All measurements are approximate.

19. 2019-06-14
    listed $44,000

    Show marketing remark (338 chars)

    Newer mobile home in nice Mobile Home Park. This home features an open floor plan with 3 bedrooms and 2 bathrooms. Located near an elementary school, Sheridan pathways as well as shopping and restaurants. Lot rent is $325 monthly which includes sewer, water and trash. Park Manager approval is necessary. All measurements are approximate.

20. 2019-02-25
    soldstatus
21. 2019-02-13
    listed $40,000
22. 2017-04-05
    soldstatus
23. 2016-04-08
    listed $39,900

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,553
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$2,036
• Taxable income: $8,227
• Est. tax owed @ 24.0%: −$1,975
• After-tax cash flow: $6,878/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 · 6 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn carpet
• Minor interior walls — Some paint wear

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and value
• Both Update kitchen and bathrooms — Modernizes the home and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Some paint wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Update kitchen and bathrooms — Modernizes the home and increases value ↑

ⓘ 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: Sheridan County School District #2
• NCES district ID: 5605695
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 72% ▼ -3.00%
• Median HH income: $50,902
• Composite: 59.44/100
• National rank: #923
• State rank: #1 of 41 in WY

Livability — Sheridan

• Score: 79/100
• State rank: #7
• US rank: #2337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheridan, WY
• County: Sheridan County · 26,310 people
• City population: 26,310
• Metro: Sheridan, WY
• Population (ZIP): 26,310
• Household income: $73,213
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 742.0

Population outlook (Sheridan County) Hauer SSP2

• Today (2025): 32,048 people
• By 2030: 32,834 · +2.5%
• By 2040: 33,843 · +5.6%
• By 2050: 34,744 · +8.4%
• By 2075: 37,231 · +16.2%
• By 2100: 37,261 · +16.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 5% Slovak 4% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Sheridan

• 2024 margin: Solid R (+50.1) · D 24.2% · R 74.2% · Other 1.6%
• 2008→2024 swing: -11.9pp toward R · 2008: -38.2pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+47.5 2016: R+51.7 2012: R+46.8 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.82%
• Current HPI: 190.3135
• Rent YoY: —
• Metro: Sheridan, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+75.4% since first listed

11 events — show timeline

• 2026-06-17 Sold (MLS) — SBORWY
• 2026-06-16 Pending — SBORWY
• 2026-04-28 Listed $70,000 SBORWY
• 2020-01-02 Sold (MLS) — SBORWY
• 2019-09-10 Listed $53,000 SBORWY
• 2019-08-14 Sold (MLS) — SBORWY
• 2019-06-14 Listed $44,000 SBORWY
• 2019-02-25 Sold (MLS) — SBORWY
• 2019-02-13 Listed $40,000 SBORWY
• 2017-04-05 Sold (MLS) — SBORWY
• 2016-04-08 Listed $39,900 SBORWY