77 Chaparro Ln Lot 12 · Grover, WY 83122

$95,000

3 bd · 2.0 ba · 980 sqft · SingleFamily · 11 Days on market

Built 2016 Good condition

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +5.4/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Key facts

• Built 2016
• Listed 10 days

Property features AI

Finance

• Financial info: Annual tax amount listed
• HOA & community: Association fee paid annually

Exterior

• Utilities: Private water; Private sewer
• Home design: Single-family residence; Residential property; Located in a mobile home park
• Construction: Vinyl siding and other exterior materials
• Exterior features: Front porch; Shingle roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central air conditioning
• Interior features: Unfurnished; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 59/100 on livability (#124 in WY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment A; Watch: amenities F, commute F, housing F.
• Lincoln County School District #2 (rural): math 57% / reading 67% proficiency, ranked #7 of 41 in WY (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 220 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Lincoln County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $95,000

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. 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.
3. 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.
4. 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: 1.16% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.2

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: 16.5%
• Equity multiple: 1.94×
• Total profit: $24,980
• Equity at exit: $42,716

10-year hold

• IRR: 18.0%
• Equity multiple: 3.63×
• Total profit: $70,018
• Equity at exit: $65,831

Cash invested: $26,600 (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 83122

• Active inventory: 8
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $212

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 76%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $95,000 Active 11 DOM
2. 2026-06-18
   days on market $95,000 Active 10 DOM
3. 2026-06-17
   days on market $95,000 Active 9 DOM
4. 2026-06-16
   days on market $95,000 Active 8 DOM
5. 2026-06-15
   days on market $95,000 Active 7 DOM
6. 2026-06-14
   days on market $95,000 Active 5 DOM
7. 2026-06-12
   days on market $95,000 Active 4 DOM
8. 2026-06-09
   listed $95,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,197
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,764
• Taxable income: $1,100
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,283/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

Good 80/100 Cosmetic rehab

This home is in excellent condition with new finishes and improvements, making it move-in ready and highly attractive for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value.
• Both New flooring in bathrooms — Improves functionality and aesthetics in bathrooms.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value. ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics in bathrooms. ↑

ⓘ 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: Lincoln County School District #2
• NCES district ID: 5604060
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $61,907
• Composite: 53.84/100
• National rank: #1413
• State rank: #7 of 41 in WY

Livability — Grover

• Score: 59/100
• State rank: #124
• US rank: #19957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grover, WY
• Population (ZIP): 962

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 19,890 people
• By 2030: 20,275 · +1.9%
• By 2040: 20,691 · +4.0%
• By 2050: 20,640 · +3.8%
• By 2075: 20,008 · +0.6%
• By 2100: 18,122 · -8.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 4%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+68.3) · D 15.1% · R 83.5% · Other 1.4%
• 2008→2024 swing: -13.9pp toward R · 2008: -54.4pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+68.2 2016: R+67.6 2012: R+68.3 2008: R+54.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-08 Listed $95,000 TBOR