3340 W Cody Ln #101 · Teton Village, WY 83025

$27,500

3 bd · 3.0 ba · 1,400 sqft · SingleFamily · 30 Days on market

Built 2001 Fair condition $390/mo HOA · 28% of rent

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Key facts

• Jhmr lift privileges
• Turnkey living
• Teton club

Tags

• TETON CLUB
• JHMR LIFT PRIVILEGES
• TURNKEY LIVING

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $4,675 (about $389.58/month)

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Residential co-ownership property
• Construction: Log and stone construction
• Exterior features: Deck; Storage structure; Has view; Sloped lot; Resort zoning

Interior

• Bathrooms: 3 full bathrooms
• Interior features: High-speed internet; Elevator; Furnished

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $28k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#114 in WY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, health & safety F.
• Teton County School District #1 (town): math 50% / reading 61% proficiency, ranked #14 of 41 in WY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Jackson Elementary (math 47% / reading 62%, grade C, #62 of 151 statewide, top 49%, 296 students, 12% FRL); Jackson Hole Middle School (math 50% / reading 67%, grade B, #21 of 55 statewide, top 39%, 703 students, 12% FRL); Jackson Hole High School (math 46% / reading 55%, grade D+, #30 of 75 statewide, top 39%, 822 students, 10% FRL).
• Market conditions: 54 active listings in the ZIP; 116 units permitted in Teton County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($190 loan paydown + $3k appreciation (10.0% local appreciation)).
• Teton County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $27,087 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 5.07% ✓
• Cap rate: 29.07%
• Cash-on-cash: 81.36%
• DSCR: 4.62
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $60,200
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3340 W Cody Ln #102	0.01mi	2/2.0 (-1)	1,400 (0%)	2mo	$60,000	$43	88
3340 Cody Ln	0.01mi	2/2.0 (-1)	1,400 (0%)	3mo	$17,000	$12	88
3340 W Cody Ln #108	0.01mi	2/2.0 (-1)	1,400 (0%)	4mo	$50,000	$36	87
3340 W Cody Ln #405	0.01mi	2/2.0 (-1)	1,400 (0%)	7mo	$250,000	$179	85
3340 W Cody Ln #208	0.01mi	2/2.0 (-1)	1,400 (0%)	8mo	$72,500	$52	84
3340 W Cody Ln #311	0.01mi	2/2.0 (-1)	1,400 (0%)	9mo	$40,000	$29	83
3340 W Cody Ln #305	0.01mi	2/2.0 (-1)	1,400 (0%)	10mo	$12,500	$9	82
3340 W Cody Ln #211	0.01mi	2/2.0 (-1)	1,400 (0%)	12mo	$150,000	$107	80
3340 W Cody Ln #306	0.01mi	2/2.0 (-1)	1,400 (0%)	15mo	$200,000	$143	78
3340 W Cody Dr #308	0.01mi	2/2.0 (-1)	1,400 (0%)	23mo	$30,000	$21	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.4%
• Equity multiple: 7.30×
• Total profit: $48,488
• Equity at exit: $24,774

10-year hold

• IRR: 86.4%
• Equity multiple: 16.22×
• Total profit: $117,160
• Equity at exit: $53,426

Cash invested: $7,700 (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 83025

• Home prices YoY: 6.9%
• Active inventory: 54
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$390
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $522

Break-even live

Break-even rent $734

Max offer price $27,500

Occupancy floor 58%

Sensitivity live

Price	-10% $541	-5% $532	+0% $522	+5% $513	+10% $503
Rent	-10% $412	-5% $467	+0% $522	+5% $577	+10% $632
Rate	-1.0pp $536	-0.5pp $529	base $522	+0.5pp $515	+1.0pp $508

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $390 · $4,680/yr

Listing history 18 events

1. 2026-06-21
   days on market $27,500 Active 30 DOM
2. 2026-06-19
   days on market $27,500 Active 28 DOM
3. 2026-06-18
   days on market $27,500 Active 27 DOM
4. 2026-06-17
   days on market $27,500 Active 26 DOM
5. 2026-06-16
   days on market $27,500 Active 25 DOM
6. 2026-06-15
   days on market $27,500 Active 24 DOM
7. 2026-06-14
   days on market $27,500 Active 22 DOM
8. 2026-06-12
   days on market $27,500 Active 21 DOM
9. 2026-06-09
   days on market $27,500 Active 18 DOM
10. 2026-06-08
    days on market $27,500 Active 17 DOM
11. 2026-06-07
    days on market $27,500 Active 16 DOM
12. 2026-06-05
    days on market $27,500 Active 14 DOM
13. 2026-06-04
    days on market $27,500 Active 12 DOM
14. 2026-06-02
    days on market $27,500 Active 11 DOM
15. 2026-06-01
    days on market $27,500 Active 10 DOM
16. 2026-05-31
    days on market $27,500 Active 9 DOM
17. 2026-05-31
    days on market $27,500 Active 8 DOM
18. 2026-05-15
    listed $27,500 Active

ⓘ 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

• 🌡 Heat 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,741
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$138
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − HOA: −$4,680
• − Depreciation: −$800
• Taxable income: $6,492
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $4,707/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 · 1 photo

Fair 40/100 Moderate rehab

This property requires significant exterior repairs and maintenance, including painting and landscaping, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but photos don't show
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal
• Rental landscaping — Well-maintained landscaping attracts tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but photos don't show	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Rental landscaping — Well-maintained landscaping attracts tenants ↑

ⓘ 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: Teton County School District #1
• NCES district ID: 5605830
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $72,180
• Composite: 49.42/100
• National rank: #2009
• State rank: #14 of 41 in WY

Livability — Teton Village

• Score: 61/100
• State rank: #114
• US rank: #17992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Teton Village, WY
• City population: 999
• Population (ZIP): 999

Population outlook (Teton County) Hauer SSP2

• Today (2025): 28,568 people
• By 2030: 31,172 · +9.1%
• By 2040: 36,190 · +26.7%
• By 2050: 41,386 · +44.9%
• By 2075: 53,808 · +88.4%
• By 2100: 64,731 · +126.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 5%
• Common ancestry: Slovak 10% Serbian 5% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 0%

Political lean MEDSL · Teton

• 2024 margin: Solid D (+35.3) · D 66.9% · R 31.6% · Other 1.5%
• 2008→2024 swing: +11.7pp toward D · 2008: 23.6pp · 2024: 35.3pp
• All cycles: 2024: D+35.3 2020: D+37.5 2016: D+27.9 2012: D+11.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.47%
• Current HPI: 254.0687
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-15 Listed $27,500 TBOR