785 W Chugwater St

Guernsey, WY 82214

$86,000C+

3 bd · 1.5 ba · 980 sqft · Built 1976 · Manufactured · Pending · 30 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $989/mo
• Mortgage (P&I): −$451
• Tax + insurance: −$143
• HOA: −$0
• Vac / Maint / Mgmt: −$208
• Net cashflow: $187/mo
• Annual: $2,248/yr
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• 1% rule: 1.15%
• Cash to close: $24,080

Investor read

• This is a 3-bed/1.5-bath manufactured listed at $86k. Condition is rated fair.
• 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).
• It's been on market 30 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $85k (1.5% below list) — sets the bar for market timing.
• In year one you build about $872 of equity ($595 loan paydown + $277 appreciation (0.3% local appreciation)).
• 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).
• Platte County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• 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.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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