2334 Mccann Ave #56 · Cheyenne, WY 82001

$68,500

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 20 Days on market

Manufactured home Built 2004 Good condition ↓ 23% since listing

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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
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Key facts

• Built 2004
• Listed 20 days

Property features AI

Finance

• Financial info: Annual tax amount: $338

Exterior

• Exterior features: Mobile home property type

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Subdivision: ENGLEWOOD VILLA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.1% in Cheyenne — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#2 in WY, #947 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime 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.
• Zoned schools: Baggs Elementary (math 37% / reading 52%, grade F, #103 of 151 statewide, top 73%, 324 students, 60% FRL); Carey Junior High School (math 43% / reading 50%, grade D+, #39 of 55 statewide, top 70%, 861 students, 38% FRL); East High School (math 43% / reading 43%, grade F, #46 of 75 statewide, top 61%, 1,513 students, 30% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 262 active listings in the ZIP; solid renter incomes; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $474 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 + 6.2% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $67,472 (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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.67%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $224,448
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2334 Mccann Ave #56	0.00mi	3/2.0	1,344 (0%)	0mo	$68,500	$51	100
2800 Mccann Ave Unit A-5	0.09mi	2/2.0 (-1)	1,280 (-5%)	17mo	$80,000	$63	68
3711 Rawlins St	0.69mi	3/2.0	1,404 (+4%)	2mo	$259,000	$184	59
4315 Bevans St	0.74mi	3/2.0	1,491 (+11%)	6mo	$345,000	$231	42
3536 Cleveland Ave	0.68mi	3/2.0	1,512 (+12%)	21mo	$252,500	$167	30

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 · 6.15% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.14×
• Total profit: $21,955
• Equity at exit: $10,214

10-year hold

• IRR: 36.0%
• Equity multiple: 4.84×
• Total profit: $73,644
• Equity at exit: $5,923

Cash invested: $19,180 (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 82001

• Rents YoY: 6.2%
• Active inventory: 262
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$359
• Tax est. 1.5%: −$86 /mo · $1,028/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $458

Break-even live

Break-even rent $599

Max offer price $68,500

Occupancy floor 56%

Sensitivity live

Price	-10% $506	-5% $482	+0% $458	+5% $435	+10% $411
Rent	-10% $365	-5% $412	+0% $458	+5% $505	+10% $551
Rate	-1.0pp $493	-0.5pp $476	base $458	+0.5pp $440	+1.0pp $422

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-13
   status Pending
2. 2026-04-23
   listed $68,500 Active
3. 2026-04-01
   price $70,000
4. 2026-02-16
   price $75,000
5. 2026-02-16
   price $750,000
6. 2025-10-20
   price $85,500
7. 2025-08-25
   listed $89,500 Active

ⓘ 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: $14,150
• − Mortgage interest: −$3,837
• − Property taxes: −$1,028
• − Insurance: −$342
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$1,993
• Taxable income: $4,687
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $4,373/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 · 9 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed. Fresh paint and new flooring would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace flooring — New flooring can improve the overall look and feel of the home
• Both Update kitchen cabinets — Fresh cabinets can modernize the kitchen and increase appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace flooring — New flooring can improve the overall look and feel of the home ↑
• Both Update kitchen cabinets — Fresh cabinets can modernize the kitchen and increase appeal ↑

ⓘ 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 — Cheyenne

• Score: 83/100
• State rank: #2
• US rank: #947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cheyenne, WY
• County: Laramie County · 94,953 people
• City population: 94,953
• Metro: Cheyenne, WY
• Population (ZIP): 38,168
• Household income: $75,362
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 964.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Portuguese 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

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: ▼ -429.68%
• Current HPI: 238.1757
• Rent YoY: ▲ 6.15%
• Metro: Cheyenne, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-23.5% since first listed

7 events — show timeline

• 2026-05-13 Pending — CBR
• 2026-04-23 Listed $68,500 CBR
• 2026-04-01 Price Changed $70,000 CBR
• 2026-02-16 Price Changed $75,000 CBR
• 2026-02-16 Price Changed $750,000 CBR
• 2025-10-20 Price Changed $85,500 CBR
• 2025-08-25 Listed $89,500 CBR