785 W Chugwater St · Guernsey, WY 82214

$86,000

3 bd · 1.5 ba · 980 sqft · Manufactured · 30 Days on market

Built 1976 Fair condition 0.27 ac lot

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Priced to Sell! An excellent investment opportunity, this cozy 3-bedroom, 2-bath home is sitting on a large lot and features updates throughout, including LVP flooring in some areas and a new fridge. The front yard features a carport and an atv carport. The large backyard features a covered patio, garden area, several storage units and a firepit area. This fenced yard is perfect for a family with kids and/or pets. Don't miss out, call Lisa-307.401.0238.

Key facts

• Garden area
• Carport
• Covered patio

Tags

• LVP FLOORING
• NEW FRIDGE
• CARPORT
• ATV CARPORT
• COVERED PATIO
• GARDEN AREA

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home; Mobile/MFD detached
• Construction: Metal siding; Aluminum roof
• Exterior features: Covered patio/porch; Wood fencing

Interior

• Kitchen: Range; Oven; Refrigerator; Freezer; Dishwasher not listed
• Flooring: Carpet; Vinyl
• Heating & cooling: Forced Air heating; Central Air conditioning
• Interior features: Dryer; Freezer; Refrigerator; Range; Oven; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $86k).
• Recommended offer: $85k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#57 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Platte County School District #2 (rural): math 40% / reading 50% proficiency, ranked #43 of 48 in WY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Guernsey-Sunrise Elementary (math 37% / reading 42%, grade F, #118 of 151 statewide, top 84%, 126 students, 45% FRL); Guernsey-Sunrise Junior High (math 44% / reading 34%, 28 students, 54% FRL); Guernsey-Sunrise High School (math 30% / reading 30%, grade F, #59 of 75 statewide, top 78%, 57 students, 47% FRL) — zoned schools average 49% FRL vs 30% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 32 active listings in the ZIP; 40 units permitted in Platte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $872 of equity ($595 loan paydown + $277 appreciation (0.3% local appreciation)).
• Platte County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

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

Recommended offer $84,710 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.45×
• Total profit: $10,738
• Equity at exit: $26,365

10-year hold

• IRR: 13.8%
• Equity multiple: 2.56×
• Total profit: $37,555
• Equity at exit: $32,827

Cash invested: $24,080 (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 82214

• Home prices YoY: 0.2%
• Active inventory: 32
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $187

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 76%

Sensitivity live

Price	-10% $247	-5% $217	+0% $187	+5% $158	+10% $128
Rent	-10% $109	-5% $148	+0% $187	+5% $226	+10% $265
Rate	-1.0pp $231	-0.5pp $209	base $187	+0.5pp $165	+1.0pp $142

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-13
   status Pending
2. 2026-04-13
   listed $86,000 Active
3. 2026-02-16
   soldstatus Closed 457-char remark

   Show marketing remark (457 chars)

   Priced to Sell! An excellent investment opportunity, this cozy 3-bedroom, 2-bath home is sitting on a large lot and features updates throughout, including LVP flooring in some areas and a new fridge. The front yard features a carport and an atv carport. The large backyard features a covered patio, garden area, several storage units and a firepit area. This fenced yard is perfect for a family with kids and/or pets. Don't miss out, call Lisa-307.401.0238.

4. 2026-02-02
   status Pending 457-char remark

   Show marketing remark (457 chars)

   Priced to Sell! An excellent investment opportunity, this cozy 3-bedroom, 2-bath home is sitting on a large lot and features updates throughout, including LVP flooring in some areas and a new fridge. The front yard features a carport and an atv carport. The large backyard features a covered patio, garden area, several storage units and a firepit area. This fenced yard is perfect for a family with kids and/or pets. Don't miss out, call Lisa-307.401.0238.

5. 2026-01-23
   status Active 457-char remark

   Show marketing remark (457 chars)

   Priced to Sell! An excellent investment opportunity, this cozy 3-bedroom, 2-bath home is sitting on a large lot and features updates throughout, including LVP flooring in some areas and a new fridge. The front yard features a carport and an atv carport. The large backyard features a covered patio, garden area, several storage units and a firepit area. This fenced yard is perfect for a family with kids and/or pets. Don't miss out, call Lisa-307.401.0238.

ⓘ 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 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 5 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,873
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,502
• Taxable income: $934
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,023/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 manufactured home requires moderate renovations to update the kitchen and bathroom, and improve the exterior and landscaping. The home has fair condition and could benefit from a fresh coat of paint and some landscaping to increase its value.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and worn
• Major exterior shed — rusty and in poor condition

Value-add opportunities

• Resale new kitchen cabinets and appliances — modernizes the kitchen and improves functionality
• Resale new bathroom fixtures — modernizes the bathroom and improves functionality
• Both landscaping and curb appeal — enhances the home's appearance and increases curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior shed · rusty and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new kitchen cabinets and appliances — modernizes the kitchen and improves functionality ↑
• Resale new bathroom fixtures — modernizes the bathroom and improves functionality ↑
• Both landscaping and curb appeal — enhances the home's appearance and increases curb appeal ↑

ⓘ 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: Platte County School District #2
• NCES district ID: 5603180
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $48,640
• Composite: 40.71/100
• National rank: #7602
• State rank: #43 of 48 in WY

Livability — Guernsey

• Score: 68/100
• State rank: #57
• US rank: #10017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guernsey, WY
• City population: 908
• Population (ZIP): 908

Population outlook (Platte County) Hauer SSP2

• Today (2025): 9,041 people
• By 2030: 9,127 · +1.0%
• By 2040: 9,259 · +2.4%
• By 2050: 9,406 · +4.0%
• By 2075: 10,421 · +15.3%
• By 2100: 10,904 · +20.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 10% Hispanic / Latino 6% Native American 2%
• Common ancestry: Iranian 6% Lithuanian 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 2%

Political lean MEDSL · Platte

• 2024 margin: Solid R (+65.5) · D 16.5% · R 82.0% · Other 1.5%
• 2008→2024 swing: -30.5pp toward R · 2008: -35.0pp · 2024: -65.5pp
• All cycles: 2024: R+65.5 2020: R+61.1 2016: R+60.9 2012: R+42.5 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.32%
• Current HPI: 172.4977
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-05-13 Pending — WMLS
• 2026-04-13 Listed $86,000 WMLS
• 2026-02-16 Sold (MLS) — WMLS
• 2026-02-02 Pending — WMLS
• 2026-01-23 Relisted — WMLS