609 Little Valley Trl · South Greeley, WY 82007

$106,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 42 Days on market

Built 2021 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 +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hot off the presses! This beautiful single-wide home features 3 bedrooms, 2 bathrooms, a large fenced yard (already approved by Park), and a 10x12 storage shed for all your extras. Live comfortably with central heat and air, open-concept living spaces, and spacious rooms throughout. The primary bedroom offers plenty of space for all your furniture along with a walk-in closet. Relax in the luxurious primary bathroom featuring a soaker tub and separate shower. Picture yourself entertaining friends on the gorgeous deck and brick patio while enjoying a summer BBQ. The spacious fenced yard is perfect for pets, kids, sprinklers, and all the fun outdoor toys with plenty of room to spread out. Need space for lawn darts or backyard games? You’ve got it here! And yes, the hail may have done a number on the roof — but that means you benefit from a brand-new Class 4, 130 mph wind-rated roof for added peace of mind. Don’t miss out on this beauty! Park rules and regulations apply, so give us a call, schedule your tour, fall in love, and get approved to occupy today!

Key facts

• 10x12 storage shed
• Fenced yard
• Brick patio

Tags

• FENCED YARD
• 10X12 STORAGE SHED
• GORGEOUS DECK
• BRICK PATIO
• BRAND-NEW ROOF
• CLASS 4 ROOF

Property features AI

Finance

• Financial info: Annual tax: $548

Exterior

• Home design: Mobile Home (residential property type)
• Exterior features: Located in the SOUTH FORK subdivision

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unbranded virtual tour available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $107k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.

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); 165 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 37% 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 $739 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Recommended offer $103,693 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 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?
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: 1.68% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.16%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $70,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Pleasant Vly	0.11mi	3/2.0	1,200 (+5%)	0mo	$30,000	$25	86
512 Little Valley Trl	0.06mi	3/2.0	1,216 (+7%)	2mo	$75,000	$62	84
612 High Side Trl	0.03mi	3/2.0	1,216 (+7%)	5mo	$69,000	$57	84
4325 Avenue B-2	0.17mi	3/2.0	1,160 (+2%)	8mo	$90,000	$78	83
600 Secret Vly	0.09mi	3/2.0	1,216 (+7%)	7mo	$89,000	$73	79
708 Little Valley Trl	0.06mi	4/2.0 (+1)	1,216 (+7%)	6mo	$108,000	$89	76
614 Pleasant Vly	0.10mi	3/2.0	1,280 (+12%)	1mo	$55,000	$43	74
508 Secret Vly	0.10mi	4/2.0 (+1)	1,280 (+12%)	0mo	$76,000	$59	69
512 High Side Trl	0.05mi	3/2.0	1,300 (+14%)	6mo	$85,000	$65	69
3400 S Greeley Hwy #255	0.60mi	3/2.0	1,216 (+7%)	5mo	$85,000	$70	56
220 Pleasant Vly	0.25mi	2/1.0 (-1)	980 (-14%)	1mo	$48,900	$50	55
3400 S Greeley Hwy #186	0.60mi	3/2.0	1,216 (+7%)	8mo	$49,000	$40	54

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: 23.5%
• Equity multiple: 1.99×
• Total profit: $29,680
• Equity at exit: $15,939

10-year hold

• IRR: 32.7%
• Equity multiple: 4.27×
• Total profit: $97,909
• Equity at exit: $9,243

Cash invested: $29,932 (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: 165
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,604/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $677

Break-even live

Break-even rent $935

Max offer price $106,900

Occupancy floor 57%

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: $26,725
• Closing costs: $3,207
• 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	13d	1	1.10mi

Listing history 23 events

1. 2026-06-19
   days on market $106,900 Active 42 DOM
2. 2026-06-18
   days on market $106,900 Active 41 DOM
3. 2026-06-17
   days on market $106,900 Active 40 DOM
4. 2026-06-16
   days on market $106,900 Active 39 DOM
5. 2026-06-15
   days on market $106,900 Active 38 DOM
6. 2026-06-14
   days on market $106,900 Active 36 DOM
7. 2026-06-13
   days on market $106,900 Active 35 DOM
8. 2026-06-10
   days on market $106,900 Active 33 DOM
9. 2026-06-09
   days on market $106,900 Active 32 DOM
10. 2026-06-08
    days on market $106,900 Active 31 DOM
11. 2026-06-07
    days on market $106,900 Active 30 DOM
12. 2026-06-05
    days on market $106,900 Active 27 DOM
13. 2026-06-03
    days on market $106,900 Active 26 DOM
14. 2026-06-02
    days on market $106,900 Active 25 DOM
15. 2026-06-01
    days on market $106,900 Active 24 DOM
16. 2026-05-31
    days on market $106,900 Active 23 DOM
17. 2026-05-30
    days on market $106,900 Active 22 DOM
18. 2026-05-08
    listed $106,900 Active

    Show marketing remark (1087 chars)

    Hot off the presses! This beautiful single-wide home features 3 bedrooms, 2 bathrooms, a large fenced yard (already approved by Park), and a 10x12 storage shed for all your extras. Live comfortably with central heat and air, open-concept living spaces, and spacious rooms throughout. The primary bedroom offers plenty of space for all your furniture along with a walk-in closet. Relax in the luxurious primary bathroom featuring a soaker tub and separate shower. Picture yourself entertaining friends on the gorgeous deck and brick patio while enjoying a summer BBQ. The spacious fenced yard is perfect for pets, kids, sprinklers, and all the fun outdoor toys with plenty of room to spread out. Need space for lawn darts or backyard games? You’ve got it here! And yes, the hail may have done a number on the roof — but that means you benefit from a brand-new Class 4, 130 mph wind-rated roof for added peace of mind. Don’t miss out on this beauty! Park rules and regulations apply, so give us a call, schedule your tour, fall in love, and get approved to occupy today!

19. 2026-05-08
    listed $106,900 Active 1087-char remark

    Show marketing remark (1087 chars)

    Hot off the presses! This beautiful single-wide home features 3 bedrooms, 2 bathrooms, a large fenced yard (already approved by Park), and a 10x12 storage shed for all your extras. Live comfortably with central heat and air, open-concept living spaces, and spacious rooms throughout. The primary bedroom offers plenty of space for all your furniture along with a walk-in closet. Relax in the luxurious primary bathroom featuring a soaker tub and separate shower. Picture yourself entertaining friends on the gorgeous deck and brick patio while enjoying a summer BBQ. The spacious fenced yard is perfect for pets, kids, sprinklers, and all the fun outdoor toys with plenty of room to spread out. Need space for lawn darts or backyard games? You’ve got it here! And yes, the hail may have done a number on the roof — but that means you benefit from a brand-new Class 4, 130 mph wind-rated roof for added peace of mind. Don’t miss out on this beauty! Park rules and regulations apply, so give us a call, schedule your tour, fall in love, and get approved to occupy today!

20. 2025-10-20
    listed $110,000 Active
21. 2025-10-20
    listed $110,000 Active
22. 2023-08-31
    soldstatus
23. 2023-01-11
    listed $99,000

ⓘ 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: $21,512
• − Mortgage interest: −$5,988
• − Property taxes: −$1,604
• − Insurance: −$534
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$3,110
• Taxable income: $6,834
• Est. tax owed @ 24.0%: −$1,640
• After-tax cash flow: $6,489/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

Fair 45/100 Moderate rehab

This single-wide manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the deck railings, fence, and landscaping. Painting the interior walls and updating the deck railings would significantly enhance the home's curb appeal and resale value.

Repairs flagged

• Minor deck railings — slight wear
• Minor fence — some wear
• Minor landscaping — basic landscaping

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace deck railings — improves safety and appearance
• Resale repair fence — enhances property value
• Both landscaping — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
deck railings · slight wear	Minor	$500–3,000
fence · some wear	Minor	$500–3,000
landscaping · basic landscaping	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace deck railings — improves safety and appearance ↑
• Resale repair fence — enhances property value ↑
• Both landscaping — enhances curb appeal and property 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: 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

+8.0% since first listed

6 events — show timeline

• 2026-05-08 Listed $106,900 WMLS
• 2026-05-08 Listed $106,900 CBR
• 2025-10-20 Listed $110,000 CBR
• 2025-10-20 Listed $110,000 WMLS
• 2023-08-31 Sold (MLS) — CBR
• 2023-01-11 Listed $99,000 CBR