923 Mountain View Dr · Gillette, WY 82716

$199,000

3 bd · 3.0 ba · 1,656 sqft · Townhouse public records · 208 Days on market

Built 1977 2,178 sqft lot $120/sqft · 23% below area Est $331k · 40% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Homes like this don’t come along every day, space, function, and location all come together in one clean package. This 3-bedroom, 2-bath residence offers a practical layout with connected living areas, natural light throughout the main spaces, and an attached garage for everyday convenience. The yard provides outdoor room for general use and future plans. Positioned near Dalbey Memorial Park, CAM-PLEX, local schools, and retail along S Douglas Hwy, with quick access to I-90 for regional travel. A Gillette location that checks the boxes, schedule your showing today!

Key facts

• Attached garage
• Quick access to i-90
• Natural light

Tags

• CONNECTED LIVING AREAS
• NATURAL LIGHT
• ATTACHED GARAGE
• OUTDOOR ROOM
• QUICK ACCESS TO I-90

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (31.1% below list).
• Recommended offer: $137k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#1 in WY, #820 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Campbell County School District #1 (town): math 45% / reading 47% proficiency, ranked #30 of 41 in WY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wagonwheel Elementary (math 62% / reading 52%, grade C+, #54 of 151 statewide, top 39%, 258 students, 45% FRL); Twin Spruce Junior High School (math 40% / reading 47%, grade D, #45 of 55 statewide, top 81%, 664 students, 47% FRL); Campbell County High School (math 36% / reading 41%, grade F, #55 of 75 statewide, top 73%, 1,187 students, 39% FRL) — zoned schools average 44% FRL vs 24% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 82 active listings in the ZIP; 32 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Campbell County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($175k) 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 $137,206 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (median comp): $331,427
• List price: $199,000
• Delta: -39.96%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-39,764
• Equity at exit: $29,672

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-44,547
• Equity at exit: $17,206

Cash invested: $55,720 (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 82716

• Active inventory: 82
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-117

Break-even live

Break-even rent $1,520

Max offer price $178,388

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-60	+0% $-117	+5% $-173	+10% $-229
Rent	-10% $-225	-5% $-171	+0% $-117	+5% $-62	+10% $-8
Rate	-1.0pp $-16	-0.5pp $-66	base $-117	+0.5pp $-168	+1.0pp $-221

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $199,000 Active 208 DOM
2. 2026-06-21
   days on market $199,000 Active 207 DOM
3. 2026-06-19
   days on market $199,000 Active 205 DOM
4. 2026-06-18
   days on market $199,000 Active 204 DOM
5. 2026-06-17
   days on market $199,000 Active 203 DOM
6. 2026-06-16
   days on market $199,000 Active 202 DOM
7. 2026-06-15
   days on market $199,000 Active 201 DOM
8. 2026-06-14
   days on market $199,000 Active 199 DOM
9. 2026-06-12
   days on market $199,000 Active 198 DOM
10. 2026-06-09
    days on market $199,000 Active 195 DOM
11. 2026-06-08
    days on market $199,000 Active 194 DOM
12. 2026-06-07
    days on market $199,000 Active 193 DOM
13. 2026-06-05
    days on market $199,000 Active 190 DOM
14. 2026-06-02
    days on market $199,000 Active 188 DOM
15. 2026-06-01
    days on market $199,000 Active 187 DOM
16. 2026-05-31
    days on market $199,000 Active 186 DOM
17. 2026-05-30
    days on market $199,000 Active 185 DOM
18. 2025-11-26
    listed $199,000 Active 577-char remark

    Show marketing remark (577 chars)

    Homes like this don’t come along every day, space, function, and location all come together in one clean package. This 3-bedroom, 2-bath residence offers a practical layout with connected living areas, natural light throughout the main spaces, and an attached garage for everyday convenience. The yard provides outdoor room for general use and future plans. Positioned near Dalbey Memorial Park, CAM-PLEX, local schools, and retail along S Douglas Hwy, with quick access to I-90 for regional travel. A Gillette location that checks the boxes, schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WY · Resets to sale price

• Current annual tax: $889 · $74/mo
• Projected year-2 tax: $1,214 · $101/mo
• Expected delta: +$325/yr (+$27/mo · 36.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,465
• − Mortgage interest: −$11,147
• − Property taxes: −$889
• − Insurance: −$995
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$5,789
• Taxable loss: −$4,990
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $-203/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: Campbell County School District #1
• NCES district ID: 5601470
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $77,045
• Composite: 42.05/100
• National rank: #3328
• State rank: #30 of 41 in WY

Livability — Gillette

• Score: 84/100
• State rank: #1
• US rank: #820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gillette, WY
• County: Campbell County · 43,436 people
• City population: 43,436
• Metro: Gillette, WY
• Population (ZIP): 16,817
• Household income: $73,155
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 380.0

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,742 people
• By 2030: 60,329 · +6.3%
• By 2040: 67,211 · +18.5%
• By 2050: 73,621 · +29.7%
• By 2075: 89,568 · +57.9%
• By 2100: 99,210 · +74.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.8% · Other 1.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -61.4pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+76.9 2016: R+80.6 2012: R+73.2 2008: R+61.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.40%
• Current HPI: 139.5275
• Rent YoY: —
• Metro: Gillette, WY
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-11-26 Listed $199,000 WMLS

Property tax history

+2.3%/yr

Latest (2025): $889 · -21.4% YoY. Source: county tax records.