Glenborough Plan · Cheyenne, WY 82009

$210,000

2 bd · 2.0 ba · 1,270 sqft · Townhouse · 284 Days on market

Poor condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.1/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Cash flow +3.2/30.0
• Condition / age +1.0/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• Car wash bay
• In-home storage
• Guest suite

Tags

• GUEST SUITE
• GARDEN PLOTS
• UNDERGROUND HEATED PARKING
• CAR WASH BAY
• FULLY SECURE BUILDING
• IN-HOME STORAGE

🏗️ New construction. The $210,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $343,935.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $210k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (22.6% below list).
• Recommended offer: $163k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 3.7% in Cheyenne — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Anderson Elementary (math 57% / reading 67%, grade B, #30 of 151 statewide, top 26%, 327 students, 30% 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) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 936 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($185k) 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 $162,538 (22.6% 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 284 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.47% ✗
• Cap rate: 2.48%
• Cash-on-cash: -13.62%
• DSCR: 0.39
• GRM: 17.6

CMA / ARV

• ARV (median comp): $343,935
• List price: $210,000
• Delta: -38.94%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6005 Sycamore Rd	0.46mi	2/2.0	1,185 (-7%)	20mo	$325,000	$274	51
1839 Bluegrass Cir	0.90mi	3/1.5 (+1)	1,243 (-2%)	15mo	$289,000	$233	42
322 Appletree Ln	0.83mi	2/2.0	1,057 (-17%)	0mo	$299,900	$284	40
323 Appletree Ln	0.82mi	2/2.0	1,057 (-17%)	2mo	$308,000	$291	38
5522 Townsend Pl Unit B	0.81mi	2/2.0	1,366 (+8%)	18mo	$285,000	$209	38
5520 Townsend Pl Unit B	0.82mi	2/2.0	1,366 (+8%)	18mo	$299,000	$219	37
5925 Townsend Pl	0.87mi	2/2.0	1,057 (-17%)	5mo	$284,900	$270	36
5211 Fishing Brg	0.86mi	2/2.5	1,440 (+13%)	8mo	$265,000	$184	34
5412 Townsend Pl	0.80mi	3/2.0 (+1)	1,433 (+13%)	8mo	$297,000	$207	32
326 Arbor Ln	0.86mi	2/2.0	1,057 (-17%)	18mo	$310,000	$293	25
5211 Fawn Pass	0.87mi	3/2.5 (+1)	1,472 (+16%)	11mo	$265,000	$180	24
5253 Fishing Brg	0.80mi	2/2.5	1,024 (-19%)	19mo	$210,000	$205	22

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -38.1%
• Equity multiple: -0.24×
• Total profit: $-118,981
• Equity at exit: $51,282

10-year hold

• IRR: -35.9%
• Equity multiple: -0.71×
• Total profit: $-165,086
• Equity at exit: $29,737

Cash invested: $96,302 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 5 under contract
• Months of supply: 22.8 mo (4%/mo absorbed)
• Median asking: $230,000 ($171/sqft)
• Median days on market: 284 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +58.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 82009

• Rents YoY: 6.7%
• Active inventory: 936
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$1,804
• Tax est. 1.5%: −$430 /mo · $5,159/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-1,093

Break-even live

Break-even rent $3,009

Max offer price $185,804

Occupancy floor —

Sensitivity live

Price	-10% $-855	-5% $-974	+0% $-1,093	+5% $-1,212	+10% $-1,330
Rent	-10% $-1,221	-5% $-1,157	+0% $-1,093	+5% $-1,029	+10% $-964
Rate	-1.0pp $-920	-0.5pp $-1,005	base $-1,093	+0.5pp $-1,182	+1.0pp $-1,273

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: $85,984
• Closing costs: $10,318
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 Dell Range Blvd Apt A Cheyenne, WY	3.0	1.0	950	$1,275	$1.34	36d	1	0.52mi
6600 Faith Dr Cheyenne, WY	1.0–2.0	1.0–2.0	976	$1,895	$1.94	10d	10	0.84mi
5213 Fawn Pass Cheyenne, WY	2.0	1.5	1500	$1,700	$1.13	10d	1	0.86mi
6726 Faith Dr Cheyenne, WY	2.0	2.0	1228	$1,875	$1.53	2d	1	0.90mi
1811 Edgewater Ave Cheyenne, WY	2.0	1.0	969	$1,350	$1.39	9d	1	0.93mi
6746 Faith Dr Cheyenne, WY	2.0	2.0	1228	$1,875	$1.53	7d	1	0.93mi
1825 Edgewater Ave Unit 1829 Cheyenne, WY	2.0	1.0	896	$1,250	$1.40	51d	1	0.95mi
905 New Bedford Dr Cheyenne, WY	3.0	2.0	1850	$2,400	$1.30	10d	1	1.13mi
5711 Education Dr Cheyenne, WY	1.0–2.0	1.0	819	$1,105	$1.35	10d	1	1.25mi
119 E 6th Ave Cheyenne, WY	2.0	1.0	996	$1,600	$1.61	2d	1	1.33mi
311 E 5th Ave Cheyenne, WY	2.0	2.0	1350	$1,695	$1.26	51d	1	1.34mi
116 E 5th Ave Unit B Cheyenne, WY	2.0	1.0	1100	$1,275	$1.16	2d	1	1.37mi
108 Camelot Ct Unit 203 Cheyenne, WY	2.0	1.0	881	$1,049	$1.19	51d	1	1.38mi

Property features AI

Finance

• Financial info: List price $206,000

Exterior

• Home design: Single-family plan home (Glenborough)
• Construction: New construction (Plan)
• Exterior features: Located near Powderhouse Road and Melton Street

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Glenborough plan)

Listing history 50 events

1. 2026-11-08
   days on market $210,000 Active 284 DOM
2. 2026-11-07
   days on market $210,000 Active 283 DOM
3. 2026-11-06
   days on market $210,000 Active 282 DOM
4. 2026-11-05
   days on market $210,000 Active 281 DOM
5. 2026-11-04
   days on market $210,000 Active 280 DOM
6. 2026-11-02
   days on market $210,000 Active 278 DOM
7. 2026-11-01
   days on market $210,000 Active 277 DOM
8. 2026-10-31
   days on market $210,000 Active 276 DOM
9. 2026-10-30
   days on market $210,000 Active 275 DOM
10. 2026-10-29
    days on market $210,000 Active 274 DOM
11. 2026-10-28
    days on market $210,000 Active 273 DOM
12. 2026-10-27
    days on market $210,000 Active 272 DOM
13. 2026-10-26
    days on market $210,000 Active 271 DOM
14. 2026-10-25
    days on market $210,000 Active 270 DOM
15. 2026-10-24
    days on market $210,000 Active 269 DOM
16. 2026-10-23
    days on market $210,000 Active 268 DOM
17. 2026-10-22
    days on market $210,000 Active 267 DOM
18. 2026-10-21
    days on market $210,000 Active 266 DOM
19. 2026-10-20
    days on market $210,000 Active 265 DOM
20. 2026-10-19
    days on market $210,000 Active 264 DOM
21. 2026-10-18
    days on market $210,000 Active 263 DOM
22. 2026-10-17
    days on market $210,000 Active 262 DOM
23. 2026-10-16
    days on market $210,000 Active 261 DOM
24. 2026-10-15
    days on market $210,000 Active 260 DOM
25. 2026-10-14
    days on market $210,000 Active 259 DOM
26. 2026-10-13
    days on market $210,000 Active 258 DOM
27. 2026-10-12
    days on market $210,000 Active 257 DOM
28. 2026-10-11
    days on market $210,000 Active 256 DOM
29. 2026-10-10
    days on market $210,000 Active 255 DOM
30. 2026-10-09
    days on market $210,000 Active 254 DOM
31. 2026-10-08
    days on market $210,000 Active 253 DOM
32. 2026-10-07
    days on market $210,000 Active 252 DOM
33. 2026-10-06
    days on market $210,000 Active 251 DOM
34. 2026-10-05
    days on market $210,000 Active 250 DOM
35. 2026-10-04
    days on market $210,000 Active 249 DOM
36. 2026-10-03
    days on market $210,000 Active 248 DOM
37. 2026-10-02
    days on market $210,000 Active 247 DOM
38. 2026-10-01
    days on market $210,000 Active 246 DOM
39. 2026-09-30
    days on market $210,000 Active 245 DOM
40. 2026-09-29
    days on market $210,000 Active 244 DOM
41. 2026-09-28
    days on market $210,000 Active 243 DOM
42. 2026-09-27
    days on market $210,000 Active 242 DOM
43. 2026-09-26
    days on market $210,000 Active 241 DOM
44. 2026-09-24
    days on market $210,000 Active 239 DOM
45. 2026-09-24
    days on market $210,000 Active 238 DOM
46. 2026-09-22
    days on market $210,000 Active 237 DOM
47. 2026-09-20
    days on market $210,000 Active 235 DOM
48. 2026-09-18
    days on market $210,000 Active 233 DOM
49. 2026-09-17
    days on market $210,000 Active 232 DOM
50. 2026-09-16
    days on market $210,000 Active 231 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 · 20 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: $19,505
• − Mortgage interest: −$19,266
• − Property taxes: −$5,159
• − Insurance: −$1,720
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$10,005
• Taxable loss: −$19,766
• Est. tax savings @ 24.0%: +$4,744
• After-tax cash flow: $-8,370/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $63,500–$114,300 screening

This property requires extensive repairs and maintenance, including roof and exterior work, to become move-in ready. Significant value can be added through landscaping and roof repair.

Repairs flagged

• Major roof — The independent aerial image shows signs of damage or wear on the roof.
• Major exterior siding — The independent aerial image shows significant vegetation overgrowth and debris, indicating neglect.
• Major landscaping — The independent aerial image shows significant vegetation overgrowth and debris, indicating neglect.

Value-add opportunities

• Both landscaping and debris removal — Improving the landscaping and removing debris will enhance curb appeal and make the property more attractive to potential buyers or renters. ↑
• Both roof repair — A repaired roof will prevent further water damage and improve the overall condition of the property. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Anderson Elementary B WY #30/151 Nat'l #6,217/41,679 Middle Carey Junior High School D+ WY #39/55 Nat'l #4,335/14,009 High East High School F WY #46/75 Nat'l #7,439/17,239

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

A Composite livability gradescore 83/100

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

• County: Laramie County · 109,698 people
• City population: 94,953
• Metro: Cheyenne, WY
• Population (ZIP): 35,081
• Household income: $103,835
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 6%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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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: ▼ -339.39%
• Current HPI: 266.7583
• Rent YoY: ▲ 6.73%
• Metro: Cheyenne, WY
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Financial info: List price $206,000

Exterior

• Home design: Single-family plan home (Glenborough)
• Construction: New construction (Plan)
• Exterior features: Located near Powderhouse Road and Melton Street

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Glenborough plan)