112 S Colorado Ave

Guernsey, WY 82214

$25,000B

3 bd · 1.0 ba · 980 sqft · Built 1980 · Manufactured · Active · 37 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $989/mo
• Mortgage (P&I): −$131
• Tax + insurance: −$42
• HOA: −$0
• Vac / Maint / Mgmt: −$208
• Net cashflow: $609/mo
• Annual: $7,306/yr
• Cap rate: 35.52%
• Cash-on-cash: 104.38%
• DSCR: 5.64
• 1% rule: 3.96%
• Cash to close: $7,000

Investor read

• This is a 3-bed/1.0-bath manufactured listed at $25k. Condition is rated poor.
• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $25k).
• It's been on market 37 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• In year one you build about $253 of equity ($173 loan paydown + $80 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: schools C-, health & safety C-, amenities 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.
• 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.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Questions for listing agent

• It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• 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: roof — visible wear and tear
• Major: exterior siding — damaged
• Major: flooring — worn and damaged
• Major: interior walls/paint — paint peeling
• Major: appliances — outdated and worn