1412 Sabrina Rd · Fox Farm-College, WY 82007

$75,000

3 bd · 2.0 ba · 850 sqft · Manufactured · 16 Days on market

Built 1979 Good condition Est $59k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Jack and jill layout
• Fully remodeled
• Spacious tool shed

Tags

• FULLY REMODELED
• RENOVATED INTERIOR
• JACK AND JILL LAYOUT
• TWO SUNROOMS
• TWO DECKS
• SPACIOUS TOOL SHED

Property features AI

Exterior

• Home design: Residential mobile home; Medow make, MH model
• Construction: Mobile home construction
• Exterior features: Located in the Kimberly Villag subdivision

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 2 full bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 2 comparable units currently listed for rent nearby; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).
• This rent runs 38% 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 $519 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 + 5.1% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.51% ✓
• Cap rate: 21.75%
• Cash-on-cash: 55.21%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $58,650
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 E Prosser Rd #45	0.22mi	2/1.0 (-1)	864 (+2%)	3mo	$31,000	$36	75
300 E Prosser Rd #41	0.22mi	2/2.0 (-1)	840 (-1%)	18mo	$47,600	$57	68
1500 Avenue C #15	0.35mi	2/2.0 (-1)	812 (-4%)	5mo	$64,000	$79	67
609 E Prosser Rd #24	0.16mi	2/1.0 (-1)	924 (+9%)	9mo	$35,000	$38	62
300 E Prosser Rd #77	0.22mi	3/2.0	960 (+13%)	11mo	$55,000	$57	59
300 E Prosser Rd #91	0.22mi	3/1.0	960 (+13%)	11mo	$69,900	$73	55
2407 Steve Ave	0.68mi	2/1.0 (-1)	863 (+2%)	11mo	$205,000	$238	47
712 W College Dr #3	0.64mi	2/2.0 (-1)	896 (+5%)	13mo	$25,000	$28	45
205 Factor Ln	0.73mi	3/2.0	924 (+9%)	11mo	$235,000	$254	42
1500 Avenue C #25	0.35mi	2/1.0 (-1)	975 (+15%)	12mo	$67,000	$69	41

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: 55.8%
• Equity multiple: 3.54×
• Total profit: $53,428
• Equity at exit: $11,183

10-year hold

• IRR: 61.6%
• Equity multiple: 7.81×
• Total profit: $143,068
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $966

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,018	-5% $992	+0% $966	+5% $940	+10% $914
Rent	-10% $818	-5% $892	+0% $966	+5% $1,040	+10% $1,115
Rate	-1.0pp $1,004	-0.5pp $985	base $966	+0.5pp $947	+1.0pp $927

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	14d	1	0.82mi
215 Walterscheid Blvd Cheyenne, WY	1.0–2.0	1.0–2.0	818	$1,625	$1.99	14d	4	0.87mi

Listing history 12 events

1. 2026-06-19
   days on market $75,000 Active 16 DOM
2. 2026-06-18
   days on market $75,000 Active 15 DOM
3. 2026-06-17
   days on market $75,000 Active 14 DOM
4. 2026-06-16
   days on market $75,000 Active 13 DOM
5. 2026-06-15
   days on market $75,000 Active 12 DOM
6. 2026-06-14
   days on market $75,000 Active 10 DOM
7. 2026-06-13
   days on market $75,000 Active 9 DOM
8. 2026-06-10
   days on market $75,000 Active 7 DOM
9. 2026-06-09
   days on market $75,000 Active 6 DOM
10. 2026-06-08
    days on market $75,000 Active 5 DOM
11. 2026-06-07
    days on market $75,000 Active 4 DOM
12. 2026-06-03
    listed $75,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,550
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$2,182
• Taxable income: $11,059
• Est. tax owed @ 24.0%: −$2,654
• After-tax cash flow: $8,940/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 · 13 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, ready for a new owner or tenant.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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 — Fox Farm-College

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fox Farm-College, 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

1 event — show timeline

• 2026-06-03 Listed $75,000 CBR