29 Star Struck Ln · Laramie, WY 82070

$8,500

2 bd · 1.0 ba · 506 sqft · Manufactured · 324 Days on market

Built 1973

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• New water heater
• Built 1973
• Listed 323 days

Tags

• NEW WATER HEATER
• UPDATED ELECTRICAL PANEL

Property features AI

Exterior

• Utilities: Natural gas available
• Home design: Residential mobile home; Zoned for limited multi-family with manufactured homes
• Construction: Metal siding
• Exterior features: Metal roof

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Water purifier
• Heating & cooling: Forced air heating; Has heating
• Interior features: Eat-in kitchen
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $8k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 117.2% vs local median 2.3% in Laramie — 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 73/100 on livability (#23 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, amenities A-; Watch: employment D+, commute F.
• Albany County School District #1 (town): math 51% / reading 59% proficiency, ranked #19 of 41 in WY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 275 active listings in the ZIP; 99 units permitted in Albany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $59 of loan paydown is wiped out by about $255 of value loss. Plan a longer hold.
• Albany County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($7k) 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 $7,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 12.57% ✓
• Cap rate: 117.16%
• Cash-on-cash: 395.97%
• DSCR: 18.62
• GRM: 0.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.21% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 21.09×
• Total profit: $47,815
• Equity at exit: $1,267

10-year hold

• IRR: —
• Equity multiple: 44.15×
• Total profit: $102,706
• Equity at exit: $735

Cash invested: $2,380 (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 82070

• Rents YoY: 2.2%
• Active inventory: 275
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$45
• Tax est. 1.5%: −$11 /mo · $128/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $785

Break-even live

Break-even rent $74

Max offer price $8,500

Occupancy floor 22%

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $8,500 Active 324 DOM
2. 2026-06-18
   days on market $8,500 Active 323 DOM
3. 2026-06-17
   days on market $8,500 Active 322 DOM
4. 2026-06-16
   days on market $8,500 Active 321 DOM
5. 2026-06-15
   days on market $8,500 Active 320 DOM
6. 2026-06-14
   days on market $8,500 Active 318 DOM
7. 2026-06-12
   days on market $8,500 Active 317 DOM
8. 2026-06-09
   days on market $8,500 Active 314 DOM
9. 2026-06-08
   days on market $8,500 Active 313 DOM
10. 2026-06-07
    days on market $8,500 Active 312 DOM
11. 2026-06-05
    days on market $8,500 Active 309 DOM
12. 2026-06-03
    days on market $8,500 Active 308 DOM
13. 2026-06-02
    days on market $8,500 Active 307 DOM
14. 2026-06-01
    days on market $8,500 Active 306 DOM
15. 2026-05-31
    days on market $8,500 Active 305 DOM
16. 2026-05-30
    days on market $8,500 Active 304 DOM
17. 2025-07-30
    listed $8,500 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,822
• − Mortgage interest: −$476
• − Property taxes: −$128
• − Insurance: −$42
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$247
• Taxable income: $9,877
• Est. tax owed @ 24.0%: −$2,370
• After-tax cash flow: $7,054/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: Albany County School District #1
• NCES district ID: 5600730
• Math proficiency: 51% ▼ -11.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $43,169
• Composite: 46.25/100
• National rank: #2485
• State rank: #19 of 41 in WY

Livability — Laramie

• Score: 73/100
• State rank: #23
• US rank: #5539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laramie, WY
• County: Albany County · 37,075 people
• City population: 37,075
• Metro: Laramie, WY
• Population (ZIP): 20,144
• Household income: $69,095
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 974.0

Population outlook (Albany County) Hauer SSP2

• Today (2025): 43,687 people
• By 2030: 46,862 · +7.3%
• By 2040: 53,248 · +21.9%
• By 2050: 60,547 · +38.6%
• By 2075: 82,326 · +88.4%
• By 2100: 102,008 · +133.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 7% Asian 2% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 6% Slovak 4% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Asian/Pacific 1%

Political lean MEDSL · Albany

• 2024 margin: Toss-up / Even · D 47.5% · R 50.6% · Other 1.9%
• 2008→2024 swing: -7.3pp toward R · 2008: 4.1pp · 2024: -3.2pp
• All cycles: 2024: R+3.2 2020: D+2.8 2016: R+4.3 2012: R+2.5 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -396.34%
• Current HPI: 193.777
• Rent YoY: ▲ 2.21%
• Metro: Laramie, WY
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-07-30 Listed $8,500 LBOR