906 N Fir Ave N · Gillette, WY 82716

$193,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 89 Days on market

Built 1974 7,000 sqft lot

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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).

• Cash flow +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

906 N Fir, Gillette WY offers over 1700 sq ft of fully remodeled living on a large fenced lot with detached garage and shop. This 4 bed, 2 bath home features central air, updated flooring, fresh paint, and multiple living and dining spaces with great natural light and functional flow. The kitchen is upgraded with stainless appliances, tile backsplash, ample cabinetry, and large island seating. Bathrooms showcase clean finishes and updates throughout. Exterior highlights include new concrete work, deck access, spacious yard, and room for parking or projects! * * 1974 Original Location Manufactured home; due to year of home in-house local bank financing or cash required to purchase, will not qualify for traditional mortgages. Call Jess LaCour 307-682-7767 or txt Jaime Keuck 307-696-0307.

Key facts

• Stainless appliances
• Upgraded kitchen
• Large fenced lot

Tags

• FULLY REMODELED LIVING
• LARGE FENCED LOT
• DETACHED GARAGE
• UPGRADED KITCHEN
• STAINLESS APPLIANCES
• TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $193k.

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (28.3% below list).
• Recommended offer: $138k (28.3% 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 89 days — a 6% lower offer ($181k) 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 $138,389 (28.3% 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 89 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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: 0.72% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-35,504
• Equity at exit: $28,777

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-36,604
• Equity at exit: $16,687

Cash invested: $54,040 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$1,012
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-65

Break-even live

Break-even rent $1,466

Max offer price $181,510

Occupancy floor 100%

Sensitivity live

Price	-10% $44	-5% $-10	+0% $-65	+5% $-120	+10% $-174
Rent	-10% $-174	-5% $-120	+0% $-65	+5% $-10	+10% $44
Rate	-1.0pp $32	-0.5pp $-16	base $-65	+0.5pp $-115	+1.0pp $-166

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $193,000 Active 89 DOM
2. 2026-06-21
   days on market $193,000 Active 88 DOM
3. 2026-06-19
   days on market $193,000 Active 86 DOM
4. 2026-06-18
   days on market $193,000 Active 85 DOM
5. 2026-06-17
   days on market $193,000 Active 84 DOM
6. 2026-06-16
   days on market $193,000 Active 83 DOM
7. 2026-06-15
   days on market $193,000 Active 82 DOM
8. 2026-06-14
   days on market $193,000 Active 80 DOM
9. 2026-06-12
   days on market $193,000 Active 79 DOM
10. 2026-06-09
    days on market $193,000 Active 76 DOM
11. 2026-06-08
    days on market $193,000 Active 75 DOM
12. 2026-06-07
    days on market $193,000 Active 74 DOM
13. 2026-06-05
    days on market $193,000 Active 71 DOM
14. 2026-06-02
    days on market $193,000 Active 69 DOM
15. 2026-06-01
    days on market $193,000 Active 68 DOM
16. 2026-05-31
    days on market $193,000 Active 67 DOM
17. 2026-05-30
    days on market $193,000 Active 66 DOM
18. 2026-03-25
    listed $193,000 Active 799-char remark

    Show marketing remark (799 chars)

    906 N Fir, Gillette WY offers over 1700 sq ft of fully remodeled living on a large fenced lot with detached garage and shop. This 4 bed, 2 bath home features central air, updated flooring, fresh paint, and multiple living and dining spaces with great natural light and functional flow. The kitchen is upgraded with stainless appliances, tile backsplash, ample cabinetry, and large island seating. Bathrooms showcase clean finishes and updates throughout. Exterior highlights include new concrete work, deck access, spacious yard, and room for parking or projects! * * 1974 Original Location Manufactured home; due to year of home in-house local bank financing or cash required to purchase, will not qualify for traditional mortgages. Call Jess LaCour 307-682-7767 or txt Jaime Keuck 307-696-0307.

ⓘ 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: $789 · $66/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$388/yr (+$32/mo · 49.1%)

ⓘ 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 6 d/yr ≥92°F today · 14 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: $16,607
• − Mortgage interest: −$10,811
• − Property taxes: −$789
• − Insurance: −$965
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$5,615
• Taxable loss: −$4,230
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $235/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

• 2026-03-25 Listed $193,000 NEWRA

Property tax history

+11.9%/yr

Latest (2025): $789 · -3.0% YoY. Source: county tax records.