608 Little Valley Trl · South Greeley, WY 82007

$76,999

3 bd · 1.0 ba · 840 sqft · Manufactured · 59 Days on market

Built 2005 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bedroom and one full bath - possible 3rd bedroom. Not traditional closets in rooms. Spare room used as walk-in closet. Newer appliances, central A/C. Sold "AS-IS" Seller is not making repairs. Furniture comes with the home.

Key facts

• Renovated home
• Front deck
• Updated bathroom

Tags

• RENOVATED HOME
• KITCHEN QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• CENTRAL AIR CONDITIONING
• FRONT DECK

Property features AI

Exterior

• Home design: Mobile home (Residential)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Located in the South Fork MHP community

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $77k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#26 in WY) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment D-.
• Laramie County School District #1 (urban): math 41% / reading 48% proficiency, ranked #33 of 41 in WY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.1%/yr); 165 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).
• This rent runs 35% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Laramie County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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.

Recommended offer $74,689 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.24% ✓
• Cap rate: 19.27%
• Cash-on-cash: 46.33%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $49,560
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Pleasant Vly	0.10mi	3/2.0	800 (-5%)	13mo	$60,000	$75	73
702 Dallas Rd	0.20mi	3/1.0	938 (+12%)	2mo	$55,000	$59	70
222 Little Valley Trl	0.21mi	2/1.0 (-1)	938 (+12%)	1mo	$62,500	$67	65
720 Dallas Rd	0.22mi	3/2.0	940 (+12%)	1mo	$16,000	$17	65
507 Dallas Rd	0.16mi	2/2.0 (-1)	924 (+10%)	4mo	$45,000	$49	63

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

Projected returns pro-forma

-3.0% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 3.05×
• Total profit: $44,259
• Equity at exit: $11,481

10-year hold

• IRR: 52.7%
• Equity multiple: 6.69×
• Total profit: $122,717
• Equity at exit: $6,657

Cash invested: $21,560 (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 82007

• Home prices YoY: -25.9%
• Rents YoY: 5.1%
• Active inventory: 165
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $832

Break-even live

Break-even rent $674

Max offer price $76,999

Occupancy floor 47%

Sensitivity live

Price	-10% $886	-5% $859	+0% $832	+5% $806	+10% $779
Rent	-10% $696	-5% $764	+0% $832	+5% $901	+10% $969
Rate	-1.0pp $871	-0.5pp $852	base $832	+0.5pp $813	+1.0pp $792

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Williams St Cheyenne, WY	2.0–3.0	1.0–2.0	1028	$1,899	$1.85	14d	1	1.03mi

Listing history 23 events

1. 2026-06-19
   days on market $76,999 Active 59 DOM
2. 2026-06-18
   days on market $76,999 Active 58 DOM
3. 2026-06-17
   days on market $76,999 Active 57 DOM
4. 2026-06-16
   days on market $76,999 Active 56 DOM
5. 2026-06-15
   days on market $76,999 Active 55 DOM
6. 2026-06-14
   days on market $76,999 Active 53 DOM
7. 2026-06-13
   days on market $76,999 Active 52 DOM
8. 2026-06-10
   days on market $76,999 Active 50 DOM
9. 2026-06-09
   days on market $76,999 Active 49 DOM
10. 2026-06-08
    days on market $76,999 Active 48 DOM
11. 2026-06-07
    days on market $76,999 Active 47 DOM
12. 2026-06-05
    days on market $76,999 Active 44 DOM
13. 2026-06-03
    days on market $76,999 Active 43 DOM
14. 2026-06-02
    days on market $76,999 Active 42 DOM
15. 2026-06-01
    days on market $76,999 Active 41 DOM
16. 2026-05-31
    days on market $76,999 Active 40 DOM
17. 2026-05-30
    days on market $76,999 Active 39 DOM
18. 2026-05-12
    price $76,999
19. 2026-04-08
    listed $79,999 Active
20. 2021-06-29
    soldstatus 238-char remark

    Show marketing remark (238 chars)

    Two bedroom and one full bath - possible 3rd bedroom. Not traditional closets in rooms. Spare room used as walk-in closet. Newer appliances, central A/C. Sold "AS-IS" Seller is not making repairs. Furniture comes with the home.

21. 2021-05-07
    listed $35,000 238-char remark

    Show marketing remark (238 chars)

    Two bedroom and one full bath - possible 3rd bedroom. Not traditional closets in rooms. Spare room used as walk-in closet. Newer appliances, central A/C. Sold "AS-IS" Seller is not making repairs. Furniture comes with the home.

22. 2018-04-23
    soldstatus 297-char remark

    Show marketing remark (297 chars)

    This mobile home includes 3 bedrooms and 1 bathroom. Main floor laundry and Master bedroom. Located in a park in South Fork off of South Greeley Highway close to downtown Cheyenne. Lot rent is $375 a month and covers garbage/trash removal, road maintenance, sewer and water. Perfect for investors!

23. 2018-03-20
    listed $19,900 297-char remark

    Show marketing remark (297 chars)

    This mobile home includes 3 bedrooms and 1 bathroom. Main floor laundry and Master bedroom. Located in a park in South Fork off of South Greeley Highway close to downtown Cheyenne. Lot rent is $375 a month and covers garbage/trash removal, road maintenance, sewer and water. Perfect for investors!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,728
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$2,240
• Taxable income: $9,318
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $7,753/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

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with modern appliances and good curb appeal. Simple maintenance and exterior painting would further enhance its resale and rental value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale trim exterior — enhances curb appeal
• Rental check for termite damage — protects investment

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale trim exterior — enhances curb appeal ↑
• Rental check for termite damage — protects investment ↑

ⓘ 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: Laramie County School District #1
• NCES district ID: 5601980
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $56,842
• Composite: 38.86/100
• National rank: #4103
• State rank: #33 of 41 in WY

Livability — South Greeley

• Score: 71/100
• State rank: #26
• US rank: #6824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Greeley, WY
• County: Laramie County · 94,953 people
• Metro: Cheyenne, WY
• Population (ZIP): 21,704
• Household income: $58,745
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 854.0

Population outlook (Laramie County) Hauer SSP2

• Today (2025): 109,698 people
• By 2030: 115,710 · +5.5%
• By 2040: 127,191 · +15.9%
• By 2050: 138,476 · +26.2%
• By 2075: 168,653 · +53.7%
• By 2100: 188,739 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 12% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Laramie

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -12.1pp toward R · 2008: -20.4pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+28.2 2016: R+33.2 2012: R+24.8 2008: R+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.05%
• Current HPI: 257.0616
• Rent YoY: ▲ 5.08%
• Metro: Cheyenne, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+286.9% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $76,999 CBR
• 2026-04-08 Listed $79,999 CBR
• 2021-06-29 Sold (MLS) — CBR
• 2021-05-07 Listed $35,000 CBR
• 2018-04-23 Sold (MLS) — CBR
• 2018-03-20 Listed $19,900 CBR