3410 Ridge Rd · Cheyenne, WY 82001

$129,900

3 bd · 2.0 ba · 1,386 sqft · Manufactured public records · 45 Days on market

Built 1971 5,663 sqft lot Est $231k · 44% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The inside of this home has been remolded and upgraded. Including, new flooring, new paint, new hot water heater. Furnace is three years old. Great buy, comes with land. New owner will have 90 days after closing to move water and sewer to City.

Key facts

• Breakfast nook
• Formal dining
• Double wide

Tags

• DOUBLE WIDE
• OWN LOT
• EAST LOCATION
• FORMAL DINING
• BREAKFAST NOOK
• MAIN FLOOR LAUNDRY

Property features AI

Finance

• Financial info: Annual tax approximately $616

Exterior

• Home design: Manufactured home; Residential property
• Construction: Located in the RIDGE HOMES subdivision
• Exterior features: Lot approximately 0.13 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Accessible entrance

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.2% in Cheyenne — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#2 in WY, #947 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime 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 (+6.2%/yr); 248 active listings in the ZIP; solid renter incomes; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 + 6.2% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $231,462
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3711 Rawlins St	0.40mi	3/2.0	1,404 (+1%)	2mo	$259,000	$184	78
2334 Mccann Ave #56	0.43mi	3/2.0	1,344 (-3%)	0mo	$68,500	$51	75
3901 Ridge Rd #29	0.42mi	3/2.0	1,312 (-5%)	11mo	$72,000	$55	62
2800 Mccann Ave Unit A-5	0.35mi	2/2.0 (-1)	1,280 (-8%)	17mo	$80,000	$63	52
4315 Bevans St	0.67mi	3/2.0	1,491 (+8%)	6mo	$345,000	$231	51
3719 Cleveland Ave	0.73mi	3/2.0	1,488 (+7%)	18mo	$289,900	$195	39
3536 Cleveland Ave	0.65mi	3/2.0	1,512 (+9%)	21mo	$252,500	$167	37

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 · 6.15% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.33×
• Total profit: $11,917
• Equity at exit: $19,369

10-year hold

• IRR: 19.7%
• Equity multiple: 2.88×
• Total profit: $68,245
• Equity at exit: $11,231

Cash invested: $36,372 (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 82001

• Rents YoY: 6.2%
• Active inventory: 248
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $439

Break-even live

Break-even rent $984

Max offer price $129,900

Occupancy floor 66%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2026-03-14
   listed $129,900 Active
3. 2024-05-15
   soldstatus Closed 244-char remark

   Show marketing remark (244 chars)

   The inside of this home has been remolded and upgraded. Including, new flooring, new paint, new hot water heater. Furnace is three years old. Great buy, comes with land. New owner will have 90 days after closing to move water and sewer to City.

4. 2024-05-15
   soldstatus

   Show marketing remark (244 chars)

   The inside of this home has been remolded and upgraded. Including, new flooring, new paint, new hot water heater. Furnace is three years old. Great buy, comes with land. New owner will have 90 days after closing to move water and sewer to City.

5. 2024-04-28
   status Pending 244-char remark

   Show marketing remark (244 chars)

   The inside of this home has been remolded and upgraded. Including, new flooring, new paint, new hot water heater. Furnace is three years old. Great buy, comes with land. New owner will have 90 days after closing to move water and sewer to City.

6. 2024-04-03
   listed $90,000 Active 244-char remark

   Show marketing remark (244 chars)

   The inside of this home has been remolded and upgraded. Including, new flooring, new paint, new hot water heater. Furnace is three years old. Great buy, comes with land. New owner will have 90 days after closing to move water and sewer to City.

7. 2007-08-29
   soldstatus

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$289/yr (+$24/mo · 57.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 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: $18,480
• − Mortgage interest: −$7,276
• − Property taxes: −$503
• − Insurance: −$650
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$3,779
• Taxable income: $3,315
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $4,477/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: 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 — Cheyenne

• Score: 83/100
• State rank: #2
• US rank: #947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cheyenne, WY
• County: Laramie County · 94,953 people
• City population: 94,953
• Metro: Cheyenne, WY
• Population (ZIP): 38,168
• Household income: $75,362
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 964.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Portuguese 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

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: ▼ -429.68%
• Current HPI: 238.1757
• Rent YoY: ▲ 6.15%
• Metro: Cheyenne, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+44.3% since first listed

7 events — show timeline

• 2026-04-29 Pending — CBR
• 2026-03-14 Listed $129,900 CBR
• 2024-05-15 Sold (Public Records) — Public Records
• 2024-05-15 Sold (MLS) — CBR
• 2024-04-28 Pending — CBR
• 2024-04-03 Listed $90,000 CBR
• 2007-08-29 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $503 · -18.4% YoY. Source: county tax records.