751 Avenue C #19 · Fox Farm-College, WY 82007

$29,900

3 bd · 1.5 ba · 938 sqft · Manufactured · 81 Days on market

Built 1973 Est $53k · 44% under ↓ 32% since listing

---

Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Covered front porch
• Open concept living
• Fenced yard

Tags

• FENCED YARD
• COVERED FRONT PORCH
• OPEN CONCEPT LIVING

Property features AI

Finance

• Financial info: Annual taxes approximately $86.81

Exterior

• Home design: Mobile Home (residential property type)
• Exterior features: Mobile home on a residential property

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Subdivision: PROSSER TRACTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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); 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).
• This rent runs 38% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 6.26% ✓
• Cap rate: 57.36%
• Cash-on-cash: 182.39%
• DSCR: 9.12
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $53,466
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 E Prosser Rd #91	0.38mi	3/1.0	960 (+2%)	11mo	$69,900	$73	67
300 E Prosser Rd #77	0.38mi	3/2.0	960 (+2%)	11mo	$55,000	$57	67
609 E Prosser Rd #24	0.44mi	2/1.0 (-1)	924 (-2%)	9mo	$35,000	$38	62
609 E Prosser Rd #45	0.42mi	2/1.0 (-1)	864 (-8%)	3mo	$31,000	$36	58
1500 Avenue C #25	0.42mi	2/1.0 (-1)	975 (+4%)	12mo	$67,000	$69	57
609 E Prosser Rd #4	0.42mi	3/2.0	1,064 (+13%)	4mo	$45,000	$42	52
1500 Avenue C #3	0.42mi	3/2.0	1,064 (+13%)	5mo	$89,500	$84	52
1500 Avenue C #15	0.42mi	2/2.0 (-1)	812 (-13%)	6mo	$64,000	$79	46
300 E Prosser Rd #41	0.38mi	2/2.0 (-1)	840 (-10%)	18mo	$47,600	$57	43

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: —
• Equity multiple: 7.37×
• Total profit: $53,322
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 17.02×
• Total profit: $134,112
• Equity at exit: $2,585

Cash invested: $8,372 (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: 166
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $846

Break-even live

Break-even rent $801

Max offer price $29,900

Occupancy floor 50%

Sensitivity live

Price	-10% $867	-5% $856	+0% $846	+5% $836	+10% $825
Rent	-10% $698	-5% $772	+0% $846	+5% $920	+10% $994
Rate	-1.0pp $861	-0.5pp $854	base $846	+0.5pp $838	+1.0pp $830

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Walterscheid Blvd Cheyenne, WY	1.0–2.0	1.0–2.0	818	$1,625	$1.99	15d	4	1.00mi
505 Williams St Cheyenne, WY	2.0–3.0	1.0–2.0	1028	$1,899	$1.85	15d	1	1.40mi

Listing history 17 events

1. 2026-06-14
   statusdays on market $29,900 Pending 81 DOM
2. 2026-06-13
   days on market $29,900 Active 80 DOM
3. 2026-06-10
   days on market $29,900 Active 78 DOM
4. 2026-06-09
   days on market $29,900 Active 77 DOM
5. 2026-06-08
   days on market $29,900 Active 76 DOM
6. 2026-06-07
   days on market $29,900 Active 75 DOM
7. 2026-06-05
   days on market $29,900 Active 72 DOM
8. 2026-06-03
   days on market $29,900 Active 71 DOM
9. 2026-06-02
   days on market $29,900 Active 70 DOM
10. 2026-06-01
    days on market $29,900 Active 69 DOM
11. 2026-05-31
    days on market $29,900 Active 68 DOM
12. 2026-05-30
    days on market $29,900 Active 67 DOM
13. 2026-05-09
    status Active
14. 2026-05-05
    status Pending
15. 2026-03-19
    listed $29,900 Active
16. 2025-10-12
    price $40,000
17. 2025-09-12
    price $44,000

ⓘ 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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 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: $22,467
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$5,268
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$870
• Taxable income: $10,611
• Est. tax owed @ 24.0%: −$2,547
• After-tax cash flow: $7,604/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 — Fox Farm-College

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fox Farm-College, 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

-32.0% since first listed

5 events — show timeline

• 2026-05-09 Relisted — CBR
• 2026-05-05 Pending — CBR
• 2026-03-19 Listed $29,900 CBR
• 2025-10-12 Price Changed $40,000 CBR
• 2025-09-12 Price Changed $44,000 CBR