105 E Railroad Ave · Fort Laramie, WY 82212

$80,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 20 Days on market

Built 1988 0.33 ac lot Est $137k · 42% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +6.8/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1988 Champion Mobile home on 2 lots with a detached garage. New stove and appliances are included as well as some furniture. Priced to sell! Make you appointment today with Todd Weglin 307-532-6055 or Shelly Rutt 307-534-4630.

Key facts

• Covered porch
• Move-in ready
• Fenced yard

Tags

• FENCED YARD
• COVERED PORCH
• SINGLE-CAR GARAGE
• MOVE-IN READY

Property features AI

Finance

• Other: Lot approximately 0.33 acre
• Financial info: Annual tax information available

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home (manufactured, detached); Facing direction not specified; Number of stories not specified; Entry level not specified
• Construction: Wood siding exterior; Composition roof; Year built not specified; Foundation not specified
• Exterior features: Covered patio/porch; Chain link fencing

Interior

• Kitchen: Range/Oven; Refrigerator; Dishwasher not listed
• Flooring: Vinyl
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Refrigerator; Range/Oven; Dryer; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#75 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Goshen County School District #1 (town): math 45% / reading 57% proficiency, ranked #28 of 41 in WY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 3 units permitted in Goshen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $3k appreciation (3.6% local appreciation)).
• Goshen County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

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

Recommended offer $78,800 (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 D-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: 1.38% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $137,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N Lawton St	0.17mi	2/1.5 (-1)	1,208 (-3%)	1mo	$132,900	$110	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.46×
• Total profit: $32,689
• Equity at exit: $38,925

10-year hold

• IRR: 25.1%
• Equity multiple: 4.78×
• Total profit: $84,669
• Equity at exit: $62,394

Cash invested: $22,400 (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 82212

• Home prices YoY: 2.0%
• Active inventory: 17
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $318

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 66%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-03
   status Pending
2. 2026-04-13
   listed $80,000 Active
3. 2021-01-06
   soldstatus 226-char remark

   Show marketing remark (226 chars)

   1988 Champion Mobile home on 2 lots with a detached garage. New stove and appliances are included as well as some furniture. Priced to sell! Make you appointment today with Todd Weglin 307-532-6055 or Shelly Rutt 307-534-4630.

4. 2021-01-06
   soldstatus

   Show marketing remark (226 chars)

   1988 Champion Mobile home on 2 lots with a detached garage. New stove and appliances are included as well as some furniture. Priced to sell! Make you appointment today with Todd Weglin 307-532-6055 or Shelly Rutt 307-534-4630.

5. 2021-01-06
   soldstatus

   Show marketing remark (226 chars)

   1988 Champion Mobile home on 2 lots with a detached garage. New stove and appliances are included as well as some furniture. Priced to sell! Make you appointment today with Todd Weglin 307-532-6055 or Shelly Rutt 307-534-4630.

6. 2020-10-20
   listed $28,000 226-char remark

   Show marketing remark (226 chars)

   1988 Champion Mobile home on 2 lots with a detached garage. New stove and appliances are included as well as some furniture. Priced to sell! Make you appointment today with Todd Weglin 307-532-6055 or Shelly Rutt 307-534-4630.

7. 2001-10-19
   soldstatus

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,230
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,327
• Taxable income: $2,704
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,168/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: Goshen County School District #1
• NCES district ID: 5602990
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $44,003
• Composite: 43.0/100
• National rank: #3106
• State rank: #28 of 41 in WY

Livability — Fort Laramie

• Score: 66/100
• State rank: #75
• US rank: #12315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Laramie, WY
• Population (ZIP): 741

Population outlook (Goshen County) Hauer SSP2

• Today (2025): 14,178 people
• By 2030: 14,461 · +2.0%
• By 2040: 15,052 · +6.2%
• By 2050: 15,857 · +11.8%
• By 2075: 18,921 · +33.5%
• By 2100: 21,342 · +50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 21% Hispanic / Latino 18% Pacific Islander 3%
• Common ancestry: Italian 6% Portuguese 2% Slovak 1%

Political lean MEDSL · Goshen

• 2024 margin: Solid R (+60.9) · D 18.9% · R 79.8% · Other 1.4%
• 2008→2024 swing: -25.2pp toward R · 2008: -35.7pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+58.9 2016: R+61.2 2012: R+47.2 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.65%
• Current HPI: 186.9211
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+185.7% since first listed

7 events — show timeline

• 2026-05-03 Pending — WMLS
• 2026-04-13 Listed $80,000 WMLS
• 2021-01-06 Sold (Public Records) — Public Records
• 2021-01-06 Sold (Public Records) — Public Records
• 2021-01-06 Sold (MLS) — WMLS
• 2020-10-20 Listed $28,000 WMLS
• 2001-10-19 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $160 · -8.9% YoY. Source: county tax records.