39 Cards Rd

Gillette, WY 82716

$49,000B-

3 bd · 2.0 ba · 980 sqft · Built 1986 · Other · Active · 21 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,315/mo
• Mortgage (P&I): −$257
• Tax + insurance: −$82
• HOA: −$0
• Vac / Maint / Mgmt: −$276
• Net cashflow: $700/mo
• Annual: $8,400/yr
• Cap rate: 23.44%
• Cash-on-cash: 61.23%
• DSCR: 3.72
• 1% rule: 2.68%
• Cash to close: $13,720

Investor read

• This is a 3-bed/2.0-bath other listed at $49k. Condition is rated poor.
• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• It's been on market 21 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• 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: 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.
• Zoned schools: Rozet Elementary (math 27% / reading 32%, grade F, #140 of 151 statewide, top 93%, 259 students, 42% FRL); Twin Spruce Junior High School (math 40% / reading 47%, grade D, #45 of 55 statewide, top 81%, 664 students, 47% FRL); Campbell County High School (math 36% / reading 41%, grade F, #55 of 75 statewide, top 73%, 1,187 students, 39% FRL) — zoned schools average 43% FRL vs 24% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 81 active listings in the ZIP; 32 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).
• 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: exterior siding — Weathered and faded, likely needs repainting or replacement.
• Major: roof — No visible damage, but siding suggests potential water damage underneath.
• Major: flooring — No visible flooring, but overall condition suggests it may be old and in need of replacement.
• Major: windows — No visible windows, but overall condition suggests they may be old and in need of replacement.
• Major: HVAC/mechanicals — No visible systems, but overall condition suggests they may be old and in need of replacement.
• Major: landscaping — Sparse grass and lack of landscaping suggest poor curb appeal and maintenance.