3340 W Cody Ln #310 · Teton Village, WY 83025

$27,500

3 bd · 3.0 ba · 1,800 sqft · Timeshare · 90 Days on market

Built 2001 $390/mo HOA · 28% of rent

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Why this score? — see what drove the C 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

An ideal combo of 2 floating Summer weeks in a 3 bedroom condominium at the Teton Club located at the base of the Jackson Hole Mountain Resort. Enjoy the best times of the year in Jackson Hole or explore 15 other destinations within the Raintree Vacation Club. While in residence, Teton Club owners enjoy 2 ski passes and Teton Pines Country Club membership. Reach out with any questions.

Key facts

• Jhmr lift privileges
• Turnkey living
• Teton club

Tags

• TETON CLUB
• JHMR LIFT PRIVILEGES
• TURNKEY LIVING

Property features AI

Finance

• Other: Has spa / hot tub
• HOA & community: Homeowners association with annual fee of $4,675 (approximately $389.58/month)

Exterior

• Parking: 1-car garage
• Security: Fire sprinkler system
• Utilities: Public water; Public sewer
• Home design: Residential co-ownership
• Construction: Log and stone construction
• Exterior features: Deck; Patio; Accessible entrance; Storage structure; Has view; Sloped lot; Resort zoning

Interior

• Bathrooms: 3 full bathrooms
• Interior features: High-speed internet; Elevator; Furnished

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $28k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $26k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#114 in WY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Teton County School District #1 (town): math 50% / reading 61% proficiency, ranked #14 of 41 in WY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 54 active listings in the ZIP; 116 units permitted in Teton County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($190 loan paydown + $3k appreciation (10.0% local appreciation)).
• Teton County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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

• Watch-outs: HOA is 28% of rent.

Recommended offer $25,850 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.13% ✓
• Cap rate: 29.60%
• Cash-on-cash: 83.22%
• DSCR: 4.70
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.1%
• Equity multiple: 7.40×
• Total profit: $49,250
• Equity at exit: $24,774

10-year hold

• IRR: 88.1%
• Equity multiple: 16.43×
• Total profit: $118,805
• Equity at exit: $53,426

Cash invested: $7,700 (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 83025

• Home prices YoY: 6.9%
• Active inventory: 54
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$390
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $534

Break-even live

Break-even rent $734

Max offer price $27,500

Occupancy floor 57%

Sensitivity live

Price	-10% $553	-5% $544	+0% $534	+5% $525	+10% $515
Rent	-10% $423	-5% $478	+0% $534	+5% $590	+10% $645
Rate	-1.0pp $548	-0.5pp $541	base $534	+0.5pp $527	+1.0pp $520

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $390 · $4,680/yr

Listing history 25 events

1. 2026-06-19
   days on market $27,500 Active 90 DOM
2. 2026-06-18
   days on market $27,500 Active 89 DOM
3. 2026-06-17
   days on market $27,500 Active 88 DOM
4. 2026-06-16
   days on market $27,500 Active 87 DOM
5. 2026-06-15
   days on market $27,500 Active 86 DOM
6. 2026-06-14
   days on market $27,500 Active 84 DOM
7. 2026-06-12
   days on market $27,500 Active 83 DOM
8. 2026-06-09
   days on market $27,500 Active 80 DOM
9. 2026-06-08
   days on market $27,500 Active 79 DOM
10. 2026-06-07
    days on market $27,500 Active 78 DOM
11. 2026-06-05
    days on market $27,500 Active 76 DOM
12. 2026-06-04
    days on market $27,500 Active 74 DOM
13. 2026-06-02
    days on market $27,500 Active 73 DOM
14. 2026-06-01
    days on market $27,500 Active 72 DOM
15. 2026-05-31
    days on market $27,500 Active 71 DOM
16. 2026-05-31
    days on market $27,500 Active 70 DOM
17. 2026-03-16
    listed $27,500 Active
18. 2025-09-15
    soldstatus Closed 388-char remark

    Show marketing remark (388 chars)

    An ideal combo of 2 floating Summer weeks in a 3 bedroom condominium at the Teton Club located at the base of the Jackson Hole Mountain Resort. Enjoy the best times of the year in Jackson Hole or explore 15 other destinations within the Raintree Vacation Club. While in residence, Teton Club owners enjoy 2 ski passes and Teton Pines Country Club membership. Reach out with any questions.

19. 2025-08-22
    status Pending 388-char remark

    Show marketing remark (388 chars)

    An ideal combo of 2 floating Summer weeks in a 3 bedroom condominium at the Teton Club located at the base of the Jackson Hole Mountain Resort. Enjoy the best times of the year in Jackson Hole or explore 15 other destinations within the Raintree Vacation Club. While in residence, Teton Club owners enjoy 2 ski passes and Teton Pines Country Club membership. Reach out with any questions.

20. 2025-08-01
    status Active
21. 2025-03-08
    status Active 388-char remark

    Show marketing remark (388 chars)

    An ideal combo of 2 floating Summer weeks in a 3 bedroom condominium at the Teton Club located at the base of the Jackson Hole Mountain Resort. Enjoy the best times of the year in Jackson Hole or explore 15 other destinations within the Raintree Vacation Club. While in residence, Teton Club owners enjoy 2 ski passes and Teton Pines Country Club membership. Reach out with any questions.

22. 2025-01-16
    listed $40,000 Active
23. 2024-12-08
    price $50,000 388-char remark

    Show marketing remark (388 chars)

    An ideal combo of 2 floating Summer weeks in a 3 bedroom condominium at the Teton Club located at the base of the Jackson Hole Mountain Resort. Enjoy the best times of the year in Jackson Hole or explore 15 other destinations within the Raintree Vacation Club. While in residence, Teton Club owners enjoy 2 ski passes and Teton Pines Country Club membership. Reach out with any questions.

24. 2024-03-04
    listed $60,000 Active 388-char remark

    Show marketing remark (388 chars)

    An ideal combo of 2 floating Summer weeks in a 3 bedroom condominium at the Teton Club located at the base of the Jackson Hole Mountain Resort. Enjoy the best times of the year in Jackson Hole or explore 15 other destinations within the Raintree Vacation Club. While in residence, Teton Club owners enjoy 2 ski passes and Teton Pines Country Club membership. Reach out with any questions.

25. 2018-03-22
    listed $75,000

ⓘ 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

• 🌡 Heat 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,922
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$138
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − HOA: −$4,680
• − Depreciation: −$800
• Taxable income: $6,644
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $4,813/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: Teton County School District #1
• NCES district ID: 5605830
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $72,180
• Composite: 49.42/100
• National rank: #2009
• State rank: #14 of 41 in WY

Livability — Teton Village

• Score: 61/100
• State rank: #114
• US rank: #17992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Teton Village, WY
• City population: 999
• Population (ZIP): 999

Population outlook (Teton County) Hauer SSP2

• Today (2025): 28,568 people
• By 2030: 31,172 · +9.1%
• By 2040: 36,190 · +26.7%
• By 2050: 41,386 · +44.9%
• By 2075: 53,808 · +88.4%
• By 2100: 64,731 · +126.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 5%
• Common ancestry: Slovak 10% Serbian 5% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 0%

Political lean MEDSL · Teton

• 2024 margin: Solid D (+35.3) · D 66.9% · R 31.6% · Other 1.5%
• 2008→2024 swing: +11.7pp toward D · 2008: 23.6pp · 2024: 35.3pp
• All cycles: 2024: D+35.3 2020: D+37.5 2016: D+27.9 2012: D+11.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.47%
• Current HPI: 254.0687
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-63.3% since first listed

9 events — show timeline

• 2026-03-16 Listed $27,500 TBOR
• 2025-09-15 Sold (MLS) — TBOR
• 2025-08-22 Pending — TBOR
• 2025-08-01 Relisted — TBOR
• 2025-03-08 Relisted — TBOR
• 2025-01-16 Listed $40,000 TBOR
• 2024-12-08 Price Changed $50,000 TBOR
• 2024-03-04 Listed $60,000 TBOR
• 2018-03-22 Listed $75,000 TBOR