309 Julianna Rd · South Greeley, WY 82007

$139,900

3 bd · 2.0 ba · 1,225 sqft · Manufactured · 31 Days on market

Built 1997 Fair condition

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Roomy double-wide home that has been kept in excellent condition. Updated bathrooms, 2 year old furnace, new covered front porch, new windows trimmed out with wood. All the plumbing underneath has new heat tape. New skirting.

Key facts

• Brand cabinets
• Views to west
• Tile backsplash

Tags

• VIEWS TO WEST
• QUIET SOUTH FORK SUBDIVISION
• BRAND CABINETS
• BUILT-IN DOUBLE WALL OVEN
• TILE BACKSPLASH
• STAIN STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Located in the SOUTH FORK MHP subdivision

Exterior

• Home design: Mobile Home
• Construction: Manufactured/mobile construction
• Exterior features: Mobile home on a residential property

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Located in the South Fork MHP community

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% 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 37% 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $79,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Little Valley Trl	0.16mi	3/2.0	1,216 (-1%)	2mo	$75,000	$62	89
612 High Side Trl	0.24mi	3/2.0	1,216 (-1%)	5mo	$69,000	$57	84
717 Pleasant Vly	0.28mi	3/2.0	1,200 (-2%)	0mo	$30,000	$25	83
614 Pleasant Vly	0.20mi	3/2.0	1,280 (+4%)	1mo	$55,000	$43	82
600 Secret Vly	0.26mi	3/2.0	1,216 (-1%)	7mo	$89,000	$73	81
708 Little Valley Trl	0.25mi	4/2.0 (+1)	1,216 (-1%)	6mo	$108,000	$89	77
508 Secret Vly	0.24mi	4/2.0 (+1)	1,280 (+4%)	0mo	$76,000	$59	76
4325 Avenue B-2	0.19mi	3/2.0	1,160 (-5%)	8mo	$90,000	$78	76
512 High Side Trl	0.20mi	3/2.0	1,300 (+6%)	6mo	$85,000	$65	75
212 Pleasant Vly	0.07mi	3/2.0	1,368 (+12%)	5mo	$100,000	$73	73
3400 S Greeley Hwy #255	0.50mi	3/2.0	1,216 (-1%)	5mo	$85,000	$70	71
3400 S Greeley Hwy #186	0.50mi	3/2.0	1,216 (-1%)	8mo	$49,000	$40	68

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $10,772
• Equity at exit: $20,860

10-year hold

• IRR: 18.0%
• Equity multiple: 2.64×
• Total profit: $64,101
• Equity at exit: $12,096

Cash invested: $39,172 (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 82007

• Home prices YoY: -25.9%
• Rents YoY: 5.1%
• Active inventory: 165
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $464

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 69%

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: $34,975
• Closing costs: $4,197
• 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	0.95mi

Listing history 20 events

1. 2026-06-19
   days on market $139,900 Active 31 DOM
2. 2026-06-18
   days on market $139,900 Active 30 DOM
3. 2026-06-17
   days on market $139,900 Active 29 DOM
4. 2026-06-16
   days on market $139,900 Active 28 DOM
5. 2026-06-15
   days on market $139,900 Active 27 DOM
6. 2026-06-14
   days on market $139,900 Active 25 DOM
7. 2026-06-13
   days on market $139,900 Active 24 DOM
8. 2026-06-10
   days on market $139,900 Active 22 DOM
9. 2026-06-09
   days on market $139,900 Active 21 DOM
10. 2026-06-08
    days on market $139,900 Active 20 DOM
11. 2026-06-07
    days on market $139,900 Active 19 DOM
12. 2026-06-05
    days on market $139,900 Active 16 DOM
13. 2026-06-03
    days on market $139,900 Active 15 DOM
14. 2026-06-02
    days on market $139,900 Active 14 DOM
15. 2026-06-01
    days on market $139,900 Active 13 DOM
16. 2026-05-31
    days on market $139,900 Active 12 DOM
17. 2026-05-30
    days on market $139,900 Active 11 DOM
18. 2026-05-19
    listed $139,900 Active
19. 2023-01-12
    soldstatus 225-char remark

    Show marketing remark (225 chars)

    Roomy double-wide home that has been kept in excellent condition. Updated bathrooms, 2 year old furnace, new covered front porch, new windows trimmed out with wood. All the plumbing underneath has new heat tape. New skirting.

20. 2022-11-06
    listed $95,000 225-char remark

    Show marketing remark (225 chars)

    Roomy double-wide home that has been kept in excellent condition. Updated bathrooms, 2 year old furnace, new covered front porch, new windows trimmed out with wood. All the plumbing underneath has new heat tape. New skirting.

ⓘ 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: $21,732
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$4,070
• Taxable income: $3,551
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $4,715/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

Fair 45/100 Moderate rehab

This double-wide manufactured home requires moderate repairs and maintenance, particularly to the exterior and landscaping, to improve its resale and rental value.

Repairs flagged

• Major exterior siding — appears aged and needs repainting
• Major landscaping — bare patches and needs trimming

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and resale value
• Resale update bathrooms — modernizes and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · appears aged and needs repainting	Major	$15,000–50,000
landscaping · bare patches and needs trimming	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and curb appeal — enhances curb appeal and resale value ↑
• Resale update bathrooms — modernizes and improves functionality ↑

ⓘ 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

+47.3% since first listed

3 events — show timeline

• 2026-05-19 Listed $139,900 CBR
• 2023-01-12 Sold (MLS) — CBR
• 2022-11-06 Listed $95,000 CBR