609 E Prosser Rd #5 · Fox Farm-College, WY 82007

$68,000

2 bd · 2.0 ba · 1,275 sqft · Manufactured · 22 Days on market

Built 1978 Fair condition Est $108k · 37% under ↓ 3% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than new and completely remodeled inside and out, this single wide mobile home features 2 master bedrooms and 2 bathrooms. Located at the entrance of Circle Park on a very quiet and well kept road. New interior and exterior paint, new windows, completely updated kitchen with new cabinets, countertops, backsplash, and appliances. New flooring throughout. Updated bathrooms. This beautiful home is more-in ready!

Key facts

• Galley kitchen
• Large living room
• Newer windows

Tags

• ONE LEVEL LIVING
• LARGE LIVING ROOM
• GALLEY KITCHEN
• NEWER WINDOWS
• LARGE CARPORT
• 6X8 SHED

Property features AI

Exterior

• Home design: Mobile home (residential)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Located in the Circle Park subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 2 comparable units currently listed for rent nearby; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).
• This rent runs 31% 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 $470 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,980 (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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.21% ✓
• Cap rate: 18.93%
• Cash-on-cash: 45.12%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $108,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 E Prosser Rd #26	0.06mi	3/2.0 (+1)	1,280 (+0%)	3mo	$89,500	$70	89
714 Murray Rd #6	0.33mi	3/2.0 (+1)	1,280 (+0%)	3mo	$69,900	$55	77
609 E Prosser Rd #48	0.06mi	3/2.0 (+1)	1,360 (+7%)	6mo	$35,000	$26	76
609 E Prosser Rd #8	0.15mi	3/2.0 (+1)	1,216 (-5%)	10mo	$74,000	$61	72
300 E Prosser Rd #103	0.19mi	3/2.0 (+1)	1,344 (+5%)	6mo	$30,000	$22	72
714 Sunridge Dr	0.44mi	3/2.0 (+1)	1,248 (-2%)	1mo	$330,000	$264	70
913 E Prosser Rd	0.20mi	3/2.0 (+1)	1,152 (-10%)	0mo	$315,000	$273	69
1409 Renee	0.13mi	3/2.0 (+1)	1,404 (+10%)	6mo	$215,000	$153	67
714 Gopp Ct	0.50mi	3/3.0 (+1)	1,280 (+0%)	4mo	$248,000	$194	64
751 S Avenue C #35	0.43mi	3/2.0 (+1)	1,152 (-10%)	2mo	$75,000	$65	58
509 E Jefferson Rd #11	0.56mi	3/2.0 (+1)	1,152 (-10%)	3mo	$97,500	$85	50
400 Avenue C	0.70mi	3/2.0 (+1)	1,184 (-7%)	10mo	$250,000	$211	42

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: 44.6%
• Equity multiple: 2.99×
• Total profit: $37,806
• Equity at exit: $10,139

10-year hold

• IRR: 51.4%
• Equity multiple: 6.54×
• Total profit: $105,454
• Equity at exit: $5,879

Cash invested: $19,040 (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 82007

• Home prices YoY: -25.9%
• Rents YoY: 5.1%
• Active inventory: 165
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $716

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 47%

Sensitivity live

Price	-10% $763	-5% $739	+0% $716	+5% $692	+10% $669
Rent	-10% $597	-5% $657	+0% $716	+5% $775	+10% $834
Rate	-1.0pp $750	-0.5pp $733	base $716	+0.5pp $698	+1.0pp $680

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Williams St Cheyenne, WY	2.0–3.0	1.0–2.0	1028	$1,299	$1.26	14d	1	0.94mi
215 Walterscheid Blvd Cheyenne, WY	1.0–2.0	1.0–2.0	818	$1,625	$1.99	14d	4	1.02mi

Listing history 26 events

1. 2026-06-19
   days on market $68,000 Active 22 DOM
2. 2026-06-18
   days on market $68,000 Active 21 DOM
3. 2026-06-17
   days on market $68,000 Active 20 DOM
4. 2026-06-16
   days on market $68,000 Active 19 DOM
5. 2026-06-15
   days on market $68,000 Active 18 DOM
6. 2026-06-14
   days on market $68,000 Active 16 DOM
7. 2026-06-13
   days on market $68,000 Active 15 DOM
8. 2026-06-10
   days on market $68,000 Active 13 DOM
9. 2026-06-09
   days on market $68,000 Active 12 DOM
10. 2026-06-08
    days on market $68,000 Active 11 DOM
11. 2026-06-07
    days on market $68,000 Active 10 DOM
12. 2026-06-05
    days on market $68,000 Active 7 DOM
13. 2026-06-03
    days on market $68,000 Active 6 DOM
14. 2026-06-02
    days on market $68,000 Active 5 DOM
15. 2026-06-01
    days on market $68,000 Active 4 DOM
16. 2026-05-31
    days on market $68,000 Active 3 DOM
17. 2026-05-30
    days on market $68,000 Active 2 DOM
18. 2026-05-02
    status Active
19. 2026-05-02
    price $72,500
20. 2026-04-05
    status Pending
21. 2026-03-20
    status Active
22. 2026-03-12
    status Pending
23. 2026-02-25
    price $70,000
24. 2025-12-20
    listed $77,000 Active
25. 2023-06-20
    soldstatus 419-char remark

    Show marketing remark (419 chars)

    Better than new and completely remodeled inside and out, this single wide mobile home features 2 master bedrooms and 2 bathrooms. Located at the entrance of Circle Park on a very quiet and well kept road. New interior and exterior paint, new windows, completely updated kitchen with new cabinets, countertops, backsplash, and appliances. New flooring throughout. Updated bathrooms. This beautiful home is more-in ready!

26. 2023-04-10
    listed $75,000 419-char remark

    Show marketing remark (419 chars)

    Better than new and completely remodeled inside and out, this single wide mobile home features 2 master bedrooms and 2 bathrooms. Located at the entrance of Circle Park on a very quiet and well kept road. New interior and exterior paint, new windows, completely updated kitchen with new cabinets, countertops, backsplash, and appliances. New flooring throughout. Updated bathrooms. This beautiful home is more-in ready!

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥88°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,012
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$1,978
• Taxable income: $7,983
• Est. tax owed @ 24.0%: −$1,916
• After-tax cash flow: $6,675/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs to its exterior and interior paint, but is otherwise in good condition. Updates to the exterior and interior paint, as well as flooring, would significantly enhance its resale and rental value.

Repairs flagged

• Major exterior siding — Significant weathering and discoloration
• Minor interior paint — Some wear

Value-add opportunities

• Resale paint exterior — Enhances curb appeal
• Resale replace worn flooring — Improves living space aesthetics
• Both update bathrooms — Modernizes and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and discoloration	Major	$15,000–50,000
interior paint · Some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale paint exterior — Enhances curb appeal ↑
• Resale replace worn flooring — Improves living space aesthetics ↑
• Both update bathrooms — Modernizes and improves functionality ↑

ⓘ 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 — Fox Farm-College

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fox Farm-College, 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

-3.3% since first listed

9 events — show timeline

• 2026-05-02 Relisted — CBR
• 2026-05-02 Price Changed $72,500 CBR
• 2026-04-05 Pending — CBR
• 2026-03-20 Relisted — CBR
• 2026-03-12 Pending — CBR
• 2026-02-25 Price Changed $70,000 CBR
• 2025-12-20 Listed $77,000 CBR
• 2023-06-20 Sold (MLS) — CBR
• 2023-04-10 Listed $75,000 CBR