705 Little Valley Trl · South Greeley, WY 82007

$105,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 6 Days on market

Built 2022 Good 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 +3.9/10.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Key facts

• Storage shed
• Private bathroom
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• WELL APPOINTED KITCHEN
• PRIVATE BATHROOM
• STORAGE SHED

Property features AI

Finance

• Financial info: Annual tax approximately $394.98

Exterior

• Home design: Mobile home (Champion)
• Construction: Champion mobile home
• Exterior features: Located in the SOUTH FORK subdivision

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).

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); 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).
• This rent runs 36% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $105,000

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: 1.69% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.66%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $65,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Pleasant Vly	0.08mi	3/2.0	1,200 (+13%)	0mo	$30,000	$25	75
612 High Side Trl	0.05mi	3/2.0	1,216 (+14%)	5mo	$69,000	$57	70
512 Little Valley Trl	0.11mi	3/2.0	1,216 (+14%)	2mo	$75,000	$62	69
720 Dallas Rd	0.23mi	3/2.0	940 (-12%)	1mo	$16,000	$17	69
4325 Avenue B-2	0.22mi	3/2.0	1,160 (+9%)	8mo	$90,000	$78	68
600 Secret Vly	0.11mi	3/2.0	1,216 (+14%)	7mo	$89,000	$73	65
708 Little Valley Trl	0.03mi	4/2.0 (+1)	1,216 (+14%)	6mo	$108,000	$89	64
702 Dallas Rd	0.23mi	3/1.0	938 (-12%)	2mo	$55,000	$59	64
220 Pleasant Vly	0.30mi	2/1.0 (-1)	980 (-8%)	1mo	$48,900	$50	63
507 Dallas Rd	0.22mi	2/2.0 (-1)	924 (-13%)	4mo	$45,000	$49	59
222 Little Valley Trl	0.27mi	2/1.0 (-1)	938 (-12%)	1mo	$62,500	$67	58
3400 S Greeley Hwy #255	0.61mi	3/2.0	1,216 (+14%)	5mo	$85,000	$70	44

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: 24.1%
• Equity multiple: 2.02×
• Total profit: $29,964
• Equity at exit: $15,656

10-year hold

• IRR: 33.2%
• Equity multiple: 4.33×
• Total profit: $98,020
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $678

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 57%

Sensitivity live

Price	-10% $750	-5% $714	+0% $678	+5% $641	+10% $605
Rent	-10% $537	-5% $607	+0% $678	+5% $748	+10% $818
Rate	-1.0pp $730	-0.5pp $704	base $678	+0.5pp $650	+1.0pp $623

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Williams St Cheyenne, WY	2.0–3.0	1.0–2.0	1028	$1,899	$1.85	14d	1	1.11mi

Listing history 6 events

1. 2026-06-19
   days on market $105,000 Active 6 DOM
2. 2026-06-18
   days on market $105,000 Active 5 DOM
3. 2026-06-17
   days on market $105,000 Active 4 DOM
4. 2026-06-16
   days on market $105,000 Active 3 DOM
5. 2026-06-15
   days on market $105,000 Active 2 DOM
6. 2026-06-14
   listed $105,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,315
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$3,055
• Taxable income: $6,868
• Est. tax owed @ 24.0%: −$1,648
• After-tax cash flow: $6,483/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 · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed to enhance its resale and rental value. The home is move-in ready with minor repairs and maintenance required.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed.
• Minor Kitchen countertops — Clean and fresh appearance needed.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen cabinets — Modern cabinets would significantly improve the home's appeal and functionality.
• Both Landscaping improvements — Enhanced landscaping would improve curb appeal and add value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
Kitchen countertops · Clean and fresh appearance needed.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen cabinets — Modern cabinets would significantly improve the home's appeal and functionality. ↑
• Both Landscaping improvements — Enhanced landscaping would improve curb appeal and add value to the property. ↑

ⓘ 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

• 2026-06-12 Listed $105,000 CBR