1403 Eagles Nest Cir · Gillette, WY 82716

$189,900

4 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 44 Days on market

Built 1981 981 sqft lot

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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 +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Rare opportunity to acquire three duplexes totaling six units at 1403, 1405 & 1407 Eagles Nest Circle. Each unit offers 2 bedrooms, 1 bathroom, and individual laundry hookups, creating strong tenant appeal and consistent rental demand. Unit B at 1405 has been refreshed with new flooring and paint, while both units at 1407 have been updated, providing a desirable mix of turn-key units and value-add potential. With a proven rental history, functional layouts, and low-maintenance design, this portfolio is ideal for investors looking to scale with immediate income in place. Purchase as a full 6-plex or individually as duplexes to match your investment strategy. Strong cash flow potential with long-term upside.

Key facts

• Built 1981
• Listed 43 days

Property features AI

Exterior

• Home design: Residential Income property; Income producing
• Exterior features: Lot zoned R-4

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher
• Heating & cooling: Has heating
• Interior features: Refrigerator; Microwave; Dishwasher; Has heating; Basement with walk-out access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• 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: schools C-, 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.
• Market conditions: 80 active listings in the ZIP; 32 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).
• At $3,210/mo this rent would consume 53% of the median local household income ($73k/yr) (locally 380% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• 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 $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 6 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.64%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.10×
• Total profit: $58,448
• Equity at exit: $28,315

10-year hold

• IRR: 34.1%
• Equity multiple: 4.11×
• Total profit: $165,612
• Equity at exit: $16,419

Cash invested: $53,172 (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 82716

• Active inventory: 80
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $3,210 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $1,402

Break-even live

Break-even rent $1,436

Max offer price $189,900

Occupancy floor 51%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,210
Total (3 units)			$3,210

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $189,900 Active 44 DOM
2. 2026-06-18
   days on market $189,900 Active 43 DOM
3. 2026-06-17
   days on market $189,900 Active 42 DOM
4. 2026-06-16
   days on market $189,900 Active 41 DOM
5. 2026-06-15
   days on market $189,900 Active 40 DOM
6. 2026-06-14
   days on market $189,900 Active 38 DOM
7. 2026-06-12
   days on market $189,900 Active 37 DOM
8. 2026-06-09
   days on market $189,900 Active 34 DOM
9. 2026-06-08
   days on market $189,900 Active 33 DOM
10. 2026-06-07
    days on market $189,900 Active 32 DOM
11. 2026-06-05
    days on market $189,900 Active 29 DOM
12. 2026-06-02
    days on market $189,900 Active 27 DOM
13. 2026-06-01
    days on market $189,900 Active 26 DOM
14. 2026-05-31
    days on market $189,900 Active 25 DOM
15. 2026-05-30
    days on market $189,900 Active 24 DOM
16. 2026-05-21
    status Active 721-char remark

    Show marketing remark (721 chars)

    Rare opportunity to acquire three duplexes totaling six units at 1403, 1405 & 1407 Eagles Nest Circle. Each unit offers 2 bedrooms, 1 bathroom, and individual laundry hookups, creating strong tenant appeal and consistent rental demand. Unit B at 1405 has been refreshed with new flooring and paint, while both units at 1407 have been updated, providing a desirable mix of turn-key units and value-add potential. With a proven rental history, functional layouts, and low-maintenance design, this portfolio is ideal for investors looking to scale with immediate income in place. Purchase as a full 6-plex or individually as duplexes to match your investment strategy. Strong cash flow potential with long-term upside.

17. 2026-05-21
    status Active

    Show marketing remark (721 chars)

    Rare opportunity to acquire three duplexes totaling six units at 1403, 1405 & 1407 Eagles Nest Circle. Each unit offers 2 bedrooms, 1 bathroom, and individual laundry hookups, creating strong tenant appeal and consistent rental demand. Unit B at 1405 has been refreshed with new flooring and paint, while both units at 1407 have been updated, providing a desirable mix of turn-key units and value-add potential. With a proven rental history, functional layouts, and low-maintenance design, this portfolio is ideal for investors looking to scale with immediate income in place. Purchase as a full 6-plex or individually as duplexes to match your investment strategy. Strong cash flow potential with long-term upside.

18. 2026-04-20
    status Active

    Show marketing remark (721 chars)

    Rare opportunity to acquire three duplexes totaling six units at 1403, 1405 & 1407 Eagles Nest Circle. Each unit offers 2 bedrooms, 1 bathroom, and individual laundry hookups, creating strong tenant appeal and consistent rental demand. Unit B at 1405 has been refreshed with new flooring and paint, while both units at 1407 have been updated, providing a desirable mix of turn-key units and value-add potential. With a proven rental history, functional layouts, and low-maintenance design, this portfolio is ideal for investors looking to scale with immediate income in place. Purchase as a full 6-plex or individually as duplexes to match your investment strategy. Strong cash flow potential with long-term upside.

19. 2026-04-20
    status Active 721-char remark

    Show marketing remark (721 chars)

    Rare opportunity to acquire three duplexes totaling six units at 1403, 1405 & 1407 Eagles Nest Circle. Each unit offers 2 bedrooms, 1 bathroom, and individual laundry hookups, creating strong tenant appeal and consistent rental demand. Unit B at 1405 has been refreshed with new flooring and paint, while both units at 1407 have been updated, providing a desirable mix of turn-key units and value-add potential. With a proven rental history, functional layouts, and low-maintenance design, this portfolio is ideal for investors looking to scale with immediate income in place. Purchase as a full 6-plex or individually as duplexes to match your investment strategy. Strong cash flow potential with long-term upside.

20. 2026-04-13
    listed $189,900 Active

    Show marketing remark (721 chars)

    Rare opportunity to acquire three duplexes totaling six units at 1403, 1405 & 1407 Eagles Nest Circle. Each unit offers 2 bedrooms, 1 bathroom, and individual laundry hookups, creating strong tenant appeal and consistent rental demand. Unit B at 1405 has been refreshed with new flooring and paint, while both units at 1407 have been updated, providing a desirable mix of turn-key units and value-add potential. With a proven rental history, functional layouts, and low-maintenance design, this portfolio is ideal for investors looking to scale with immediate income in place. Purchase as a full 6-plex or individually as duplexes to match your investment strategy. Strong cash flow potential with long-term upside.

21. 2026-04-13
    listed $564,900 Active 721-char remark

    Show marketing remark (721 chars)

    Rare opportunity to acquire three duplexes totaling six units at 1403, 1405 & 1407 Eagles Nest Circle. Each unit offers 2 bedrooms, 1 bathroom, and individual laundry hookups, creating strong tenant appeal and consistent rental demand. Unit B at 1405 has been refreshed with new flooring and paint, while both units at 1407 have been updated, providing a desirable mix of turn-key units and value-add potential. With a proven rental history, functional layouts, and low-maintenance design, this portfolio is ideal for investors looking to scale with immediate income in place. Purchase as a full 6-plex or individually as duplexes to match your investment strategy. Strong cash flow potential with long-term upside.

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

Tax reassessment forecast WY · Resets to sale price

• Current annual tax: $709 · $59/mo
• Projected year-2 tax: $1,158 · $97/mo
• Expected delta: +$449/yr (+$37/mo · 63.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,520
• − Mortgage interest: −$10,637
• − Property taxes: −$709
• − Insurance: −$950
• − Repairs & maintenance: −$3,082
• − Management: −$3,082
• − Depreciation: −$5,524
• Taxable income: $14,536
• Est. tax owed @ 24.0%: −$3,489
• After-tax cash flow: $13,333/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: Campbell County School District #1
• NCES district ID: 5601470
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $77,045
• Composite: 42.05/100
• National rank: #3328
• State rank: #30 of 41 in WY

Livability — Gillette

• Score: 84/100
• State rank: #1
• US rank: #820

Category grades

Amenities A+ Commute F Cost of living A+ Crime B Employment A Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gillette, WY
• County: Campbell County · 43,436 people
• City population: 43,436
• Metro: Gillette, WY
• Population (ZIP): 16,817
• Household income: $73,155
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 380.0

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,742 people
• By 2030: 60,329 · +6.3%
• By 2040: 67,211 · +18.5%
• By 2050: 73,621 · +29.7%
• By 2075: 89,568 · +57.9%
• By 2100: 99,210 · +74.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.8% · Other 1.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -61.4pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+76.9 2016: R+80.6 2012: R+73.2 2008: R+61.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.40%
• Current HPI: 139.5275
• Rent YoY: —
• Metro: Gillette, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-66.4% since first listed

6 events — show timeline

• 2026-05-21 Relisted — NEWRA
• 2026-05-21 Relisted — NEWRA
• 2026-04-20 Relisted — NEWRA
• 2026-04-20 Relisted — NEWRA
• 2026-04-13 Listed $189,900 NEWRA
• 2026-04-13 Listed $564,900 NEWRA

Property tax history

+1.9%/yr

Latest (2025): $709 · -21.4% YoY. Source: county tax records.