107 Aster Ln · Gillette, WY 82716

$145,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 72 Days on market

Built 2024 ↓ 13% since listing

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Why this score? — see what drove the D+ 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing new mobile home in great condition. Great location 1400 SqFt home, Kitchen has plenty of soft closing cabinet space a deep sink with a reverse osmosis system. 3 level spray dishwasher new side by side fridge. 3 bed 2 bathroom home with a water softener. Heat tape and insulation around waterlines coming into the house. For more information text Will Collier with Team Properties Group LLC 307-680-8841

Key facts

• Built 2024
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (5.1% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#1 in WY, #820 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Campbell County School District #1 (town): math 45% / reading 47% proficiency, ranked #30 of 41 in WY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeview Elementary (math 32% / reading 42%, grade F, #128 of 151 statewide, top 86%, 388 students, 52% FRL); Twin Spruce Junior High School (math 40% / reading 47%, grade D, #45 of 55 statewide, top 81%, 664 students, 47% FRL); Campbell County High School (math 36% / reading 41%, grade F, #55 of 75 statewide, top 73%, 1,187 students, 39% FRL) — zoned schools average 46% FRL vs 24% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 81 active listings in the ZIP; 32 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Campbell County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-18,081
• Equity at exit: $21,620

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-8,715
• Equity at exit: $12,537

Cash invested: $40,600 (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 82716

• Active inventory: 81
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $85

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 89%

Sensitivity live

Price	-10% $185	-5% $135	+0% $85	+5% $35	+10% $-16
Rent	-10% $-24	-5% $30	+0% $85	+5% $139	+10% $193
Rate	-1.0pp $158	-0.5pp $122	base $85	+0.5pp $47	+1.0pp $9

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $145,000 Active 72 DOM
2. 2026-06-19
   days on market $145,000 Active 70 DOM
3. 2026-06-18
   days on market $145,000 Active 69 DOM
4. 2026-06-17
   days on market $145,000 Active 68 DOM
5. 2026-06-16
   days on market $145,000 Active 67 DOM
6. 2026-06-15
   days on market $145,000 Active 66 DOM
7. 2026-06-14
   days on market $145,000 Active 64 DOM
8. 2026-06-12
   days on market $145,000 Active 63 DOM
9. 2026-06-09
   days on market $145,000 Active 60 DOM
10. 2026-06-08
    days on market $145,000 Active 59 DOM
11. 2026-06-07
    days on market $145,000 Active 58 DOM
12. 2026-06-05
    days on market $145,000 Active 55 DOM
13. 2026-06-02
    days on market $145,000 Active 53 DOM
14. 2026-06-01
    days on market $145,000 Active 52 DOM
15. 2026-05-31
    days on market $145,000 Active 51 DOM
16. 2026-05-30
    days on market $145,000 Active 50 DOM
17. 2026-05-14
    price $149,500 410-char remark

    Show marketing remark (410 chars)

    Amazing new mobile home in great condition. Great location 1400 SqFt home, Kitchen has plenty of soft closing cabinet space a deep sink with a reverse osmosis system. 3 level spray dishwasher new side by side fridge. 3 bed 2 bathroom home with a water softener. Heat tape and insulation around waterlines coming into the house. For more information text Will Collier with Team Properties Group LLC 307-680-8841

18. 2026-04-11
    listed $172,500 Active 410-char remark

    Show marketing remark (410 chars)

    Amazing new mobile home in great condition. Great location 1400 SqFt home, Kitchen has plenty of soft closing cabinet space a deep sink with a reverse osmosis system. 3 level spray dishwasher new side by side fridge. 3 bed 2 bathroom home with a water softener. Heat tape and insulation around waterlines coming into the house. For more information text Will Collier with Team Properties Group LLC 307-680-8841

ⓘ 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 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,508
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$4,218
• Taxable loss: −$1,374
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $1,346/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: Campbell County School District #1
• NCES district ID: 5601470
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $77,045
• Composite: 42.05/100
• National rank: #3328
• State rank: #30 of 41 in WY

Livability — Gillette

• Score: 84/100
• State rank: #1
• US rank: #820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gillette, WY
• County: Campbell County · 43,436 people
• City population: 43,436
• Metro: Gillette, WY
• Population (ZIP): 16,817
• Household income: $73,155
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 380.0

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,742 people
• By 2030: 60,329 · +6.3%
• By 2040: 67,211 · +18.5%
• By 2050: 73,621 · +29.7%
• By 2075: 89,568 · +57.9%
• By 2100: 99,210 · +74.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.8% · Other 1.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -61.4pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+76.9 2016: R+80.6 2012: R+73.2 2008: R+61.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.40%
• Current HPI: 139.5275
• Rent YoY: —
• Metro: Gillette, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-13.3% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $149,500 NEWRA
• 2026-04-11 Listed $172,500 NEWRA

Property tax history

+4.1%/yr

Latest (2025): $244 · -20.7% YoY. Source: county tax records.