192 Sierra Cir · Gillette, WY 82716

$89,900

3 bd · 2.0 ba · 1,800 sqft · Manufactured · 2 Days on market

Built 2002 Fair condition

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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 +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Built 2002

Property features AI

Finance

• Other: Located in Eastview Estates park

Exterior

• Home design: Residential mobile home
• Construction: Mobile home make: REDM
• Exterior features: No fencing

Interior

• Kitchen: Refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present
• Interior features: Washer and Dryer; Refrigerator; Dishwasher; Has heating
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 84/100 on livability (#1 in WY, #820 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, commute F.
• Campbell County School District #1 (town): math 45% / reading 47% proficiency, ranked #30 of 41 in WY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 80 active listings in the ZIP; 32 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Campbell County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $89,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.53% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.16%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $15,060
• Equity at exit: $13,404

10-year hold

• IRR: 23.6%
• Equity multiple: 3.04×
• Total profit: $51,321
• Equity at exit: $7,773

Cash invested: $25,172 (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 82716

• Active inventory: 80
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $465

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 61%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   days on market $89,900 Active 2 DOM
2. 2026-06-17
   listed $89,900 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

• 🌡 Heat 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,498
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$2,615
• Taxable income: $4,409
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $4,520/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 · 11 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and updates to improve its condition and value. Paint, flooring, and deck repairs are needed, along with interior updates and landscaping improvements.

Repairs flagged

• Minor Deck railings — Worn and slightly damaged
• Minor Paint touch-ups — Faded paint in some areas
• Moderate Kitchen cabinets — Dated appearance
• Minor Bathroom tiles — Clean but dated tiles
• Moderate Flooring — Worn hardwood floors

Value-add opportunities

• Both Paint and interior updates — Fresh paint and updated interior can attract buyers and renters alike.
• Both New flooring — New flooring can significantly improve the home's appearance and value.
• Both Deck and railings repair — Aesthetic and safety improvements can enhance curb appeal and attract buyers.
• Both HVAC system upgrade — A functional HVAC system is essential for comfort and can attract both buyers and renters.
• Both Landscaping and curb appeal — A well-maintained exterior can improve the home's curb appeal and attract buyers and renters alike.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck railings · Worn and slightly damaged	Minor	$500–3,000
Paint touch-ups · Faded paint in some areas	Minor	$500–3,000
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom tiles · Clean but dated tiles	Minor	$500–3,000
Flooring · Worn hardwood floors	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$7,500–39,000

Value-add ROI direction

• Both Paint and interior updates — Fresh paint and updated interior can attract buyers and renters alike. ↑
• Both New flooring — New flooring can significantly improve the home's appearance and value. ↑
• Both Deck and railings repair — Aesthetic and safety improvements can enhance curb appeal and attract buyers. ↑
• Both HVAC system upgrade — A functional HVAC system is essential for comfort and can attract both buyers and renters. ↑
• Both Landscaping and curb appeal — A well-maintained exterior can improve the home's curb appeal and attract buyers and renters alike. ↑

ⓘ 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: Campbell County School District #1
• NCES district ID: 5601470
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $77,045
• Composite: 42.05/100
• National rank: #3328
• State rank: #30 of 41 in WY

Livability — Gillette

• Score: 84/100
• State rank: #1
• US rank: #820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gillette, WY
• County: Campbell County · 43,436 people
• City population: 43,436
• Metro: Gillette, WY
• Population (ZIP): 16,817
• Household income: $73,155
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 380.0

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,742 people
• By 2030: 60,329 · +6.3%
• By 2040: 67,211 · +18.5%
• By 2050: 73,621 · +29.7%
• By 2075: 89,568 · +57.9%
• By 2100: 99,210 · +74.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.8% · Other 1.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -61.4pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+76.9 2016: R+80.6 2012: R+73.2 2008: R+61.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.40%
• Current HPI: 139.5275
• Rent YoY: —
• Metro: Gillette, WY
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-17 Listed $89,900 NEWRA