148 Government Vly · Sundance, WY 82729

$50,000

2 bd · 2.0 ba · 2,356 sqft · Manufactured public records · 16 Days on market

Built 1999

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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
• Appreciation +5.5/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Built 1999
• Listed 15 days

Property features AI

Exterior

• Home design: Residential mobile home; Make: RolloHome, Model: UR 650
• Construction: 1056 total living area

Interior

• Kitchen: Refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating
• Interior features: Refrigerator; Dishwasher; Has heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#32 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Crook County School District #1 (rural): math 54% / reading 54% proficiency, ranked #18 of 41 in WY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 active listings in the ZIP; 15 units permitted in Crook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $854 of equity ($346 loan paydown + $508 appreciation (1.0% local appreciation)).
• Crook County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($49k) 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 2.13% ✓
• Cap rate: 18.19%
• Cash-on-cash: 42.48%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 3.33×
• Total profit: $32,557
• Equity at exit: $17,109

10-year hold

• IRR: 46.9%
• Equity multiple: 6.61×
• Total profit: $78,500
• Equity at exit: $22,768

Cash invested: $14,000 (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 82729

• Home prices YoY: 0.6%
• Active inventory: 45
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $496

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 48%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $50,000 Active 16 DOM
2. 2026-06-18
   days on market $50,000 Active 15 DOM
3. 2026-06-17
   days on market $50,000 Active 14 DOM
4. 2026-06-16
   days on market $50,000 Active 13 DOM
5. 2026-06-15
   days on market $50,000 Active 12 DOM
6. 2026-06-14
   days on market $50,000 Active 10 DOM
7. 2026-06-12
   days on market $50,000 Active 9 DOM
8. 2026-06-09
   days on market $50,000 Active 6 DOM
9. 2026-06-08
   days on market $50,000 Active 5 DOM
10. 2026-06-07
    days on market $50,000 Active 4 DOM
11. 2026-06-05
    days on market $50,000 Active 2 DOM
12. 2026-06-04
    listed $50,000 Active 1 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 9 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,777
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$1,455
• Taxable income: $5,478
• Est. tax owed @ 24.0%: −$1,315
• After-tax cash flow: $4,633/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: Crook County School District #1
• NCES district ID: 5602370
• Math proficiency: 54% ▼ -4.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $55,456
• Composite: 46.63/100
• National rank: #2410
• State rank: #18 of 41 in WY

Livability — Sundance

• Score: 70/100
• State rank: #32
• US rank: #7554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sundance, WY
• Population (ZIP): 2,357

Population outlook (Crook County) Hauer SSP2

• Today (2025): 7,821 people
• By 2030: 8,002 · +2.3%
• By 2040: 8,335 · +6.6%
• By 2050: 8,597 · +9.9%
• By 2075: 9,366 · +19.8%
• By 2100: 9,313 · +19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 16% Scottish 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Crook

• 2024 margin: Solid R (+78.0) · D 10.3% · R 88.3% · Other 1.5%
• 2008→2024 swing: -14.0pp toward R · 2008: -63.9pp · 2024: -78.0pp
• All cycles: 2024: R+78.0 2020: R+79.5 2016: R+81.6 2012: R+73.4 2008: R+63.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.02%
• Current HPI: 179.3523
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-01 Listed $50,000 NEWRA