300 South Fork Rd · South Greeley, WY 82007

$58,000

3 bd · 1.0 ba · 924 sqft · Manufactured · 15 Days on market

Built 1981 Good condition 4,356 sqft lot Est $55k · 6% over

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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 +4.6/15.0
• 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

Listing remarks MLS

Looking for an affordable home that is move-in ready? Look no further! This gorgeous home is ready for new occupants and packed with features you will love. Enjoy beautiful tile work throughout and a spacious open-concept kitchen and living room perfect for entertaining or relaxing at home. Furniture can be included if desired, making your move even easier. This well-maintained home is clean throughout and features newer windows along with a recently coated roof for added peace of mind. Outside, you will find a chain link fenced yard to help keep your pups safely corralled, plus a convenient ramp from the front deck for easy access. A storage shed provides plenty of room for your lawn care tools and extra belongings. Park application and approval are required prior to purchase. Call today to schedule your showing and make this beautiful home yours! Sold As is Condition

Key facts

• Open-concept kitchen
• Storage shed
• Newer windows

Tags

• OPEN-CONCEPT KITCHEN
• NEWER WINDOWS
• COATED ROOF
• CHAIN LINK FENCED YARD
• STORAGE SHED

Property features AI

Finance

• Financial info: Annual tax approximately $60

Exterior

• Home design: Manufactured home (Residential property)
• Exterior features: Lot approximately 0.1 acre; Located in the SOUTH FORK subdivision

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unbranded virtual tour available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $57k (1.5% 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 35% 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 $401 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,130 (1.5% below list)

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: 2.99% ✓
• Cap rate: 26.34%
• Cash-on-cash: 71.58%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $54,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Dallas Rd	0.25mi	3/1.0	938 (+2%)	2mo	$55,000	$59	84
222 Little Valley Trl	0.25mi	2/1.0 (-1)	938 (+2%)	1mo	$62,500	$67	80
507 Dallas Rd	0.18mi	2/2.0 (-1)	924 (0%)	4mo	$45,000	$49	79
720 Dallas Rd	0.31mi	3/2.0	940 (+2%)	1mo	$16,000	$17	78
220 Pleasant Vly	0.19mi	2/1.0 (-1)	980 (+6%)	1mo	$48,900	$50	75
3008 Terry Rd #1	0.59mi	3/1.0	960 (+4%)	2mo	$65,000	$68	64
3008 Terry Rd #43	0.59mi	2/1.0 (-1)	910 (-2%)	4mo	$45,000	$49	62
4322 Middle Fork Trl	0.34mi	3/2.0	1,035 (+12%)	9mo	$65,000	$63	53
500 Pleasant Vly	0.23mi	3/2.0	800 (-13%)	13mo	$60,000	$75	52
3400 S Greeley Hwy #114	0.36mi	3/2.0	1,036 (+12%)	13mo	$25,000	$24	48
4409 South Pass Trl	0.38mi	3/2.0	1,056 (+14%)	15mo	$67,900	$64	42
412 Lonesome Ct	0.43mi	3/2.0	1,056 (+14%)	22mo	$62,000	$59	34

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: 73.6%
• Equity multiple: 4.45×
• Total profit: $56,033
• Equity at exit: $8,648

10-year hold

• IRR: 78.0%
• Equity multiple: 9.88×
• Total profit: $144,208
• Equity at exit: $5,015

Cash invested: $16,240 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $969

Break-even live

Break-even rent $507

Max offer price $58,000

Occupancy floor 39%

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: $14,500
• Closing costs: $1,740
• 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	0.81mi

Listing history 10 events

1. 2026-06-05
   statusdays on market $58,000 Pending 15 DOM
2. 2026-06-03
   days on market $58,000 Active 14 DOM
3. 2026-06-02
   days on market $58,000 Active 13 DOM
4. 2026-06-01
   days on market $58,000 Active 12 DOM
5. 2026-05-31
   days on market $58,000 Active 11 DOM
6. 2026-05-30
   days on market $58,000 Active 10 DOM
7. 2026-05-20
   listed $58,000 Active 882-char remark

   Show marketing remark (882 chars)

   Looking for an affordable home that is move-in ready? Look no further! This gorgeous home is ready for new occupants and packed with features you will love. Enjoy beautiful tile work throughout and a spacious open-concept kitchen and living room perfect for entertaining or relaxing at home. Furniture can be included if desired, making your move even easier. This well-maintained home is clean throughout and features newer windows along with a recently coated roof for added peace of mind. Outside, you will find a chain link fenced yard to help keep your pups safely corralled, plus a convenient ramp from the front deck for easy access. A storage shed provides plenty of room for your lawn care tools and extra belongings. Park application and approval are required prior to purchase. Call today to schedule your showing and make this beautiful home yours! Sold As is Condition

8. 2026-05-20
   listed $58,000 Active

   Show marketing remark (882 chars)

   Looking for an affordable home that is move-in ready? Look no further! This gorgeous home is ready for new occupants and packed with features you will love. Enjoy beautiful tile work throughout and a spacious open-concept kitchen and living room perfect for entertaining or relaxing at home. Furniture can be included if desired, making your move even easier. This well-maintained home is clean throughout and features newer windows along with a recently coated roof for added peace of mind. Outside, you will find a chain link fenced yard to help keep your pups safely corralled, plus a convenient ramp from the front deck for easy access. A storage shed provides plenty of room for your lawn care tools and extra belongings. Park application and approval are required prior to purchase. Call today to schedule your showing and make this beautiful home yours! Sold As is Condition

9. 2026-05-12
   listed $58,000 Active 2042-char remark

   Show marketing remark (2042 chars)

   Welcome Home – Fully Renovated 3BR/1BA Mobile Home in South Fork – $58,000. ? “Welcome to our home�… and it truly feels like one the moment you step inside. This beautifully fully renovated 3-bedroom, 1-bath mobile home is located in a highly sought-after family-friendly park in South Fork and offers the perfect blend of comfort, charm, and affordability. Every space has been thoughtfully updated and lovingly maintained, making this a true move-in ready opportunity. Step Inside: The heart of the home is a bright, inviting kitchen featuring crisp white cabinetry, updated finishes, and a cozy window over the sink that brings in natural light—perfect for morning coffee or evening meals. The layout flows easily into a comfortable living space designed for relaxing and making memories. Comfortable Living Spaces: 3 spacious bedrooms, including a warm and welcoming primary bedroom Flexible room that can be used as a home office, guest room, or hobby space Updated bathroom with clean finishes and great storage Added Convenience: Washer and dryer included, making everyday living easy Plenty of storage throughout the home Clean, updated flooring that ties everything together Outdoor & Exterior Features: Chain link fenced yard – ideal for pets or outdoor enjoyment Cozy outdoor space with a welcoming feel Durable metal roof for long-term reliability Recently added air conditioning for year-round comfort Additional outdoor storage Details: Price: $58,000 Lot rent: $655/month Located in a well-maintained, family-oriented community Park approval required, including a background check for future residents Furniture available for purchase (optional) This home has been filled with care and warmth—and it shows in every room. Whether you're starting a new chapter, downsizing, or looking for an affordable, updated home, this is one you don’t want to miss.

10. 2024-04-23
    price $37,999

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥88°F today · 13 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: $20,804
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$1,687
• Taxable income: $11,379
• Est. tax owed @ 24.0%: −$2,731
• After-tax cash flow: $8,894/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 mobile home is in good condition with recent updates and a move-in ready appearance. It has a good roof, updated kitchen and bath, and a well-maintained yard. Consider painting the exterior and replacing the fence and flooring for a more attractive and valuable home.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value
• Both Replace the chain link fence with a more attractive option — Improves curb appeal and security
• Both Replace the tile flooring with hardwood or laminate — Enhances the look and value of the home

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and value ↑
• Both Replace the chain link fence with a more attractive option — Improves curb appeal and security ↑
• Both Replace the tile flooring with hardwood or laminate — Enhances the look and value of the home ↑

ⓘ 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

+52.6% since first listed

4 events — show timeline

• 2026-05-20 Listed $58,000 CBR
• 2026-05-20 Listed $58,000 WMLS
• 2026-05-12 Listed $58,000 FSBO.com
• 2024-04-23 Price Changed $37,999 CBR