77 Chaparro Ln Lot 12

Grover, WY 83122

$95,000B-

3 bd · 2.0 ba · 980 sqft · Built 2016 · SingleFamily · Active · 11 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,100/mo
• Mortgage (P&I): −$498
• Tax + insurance: −$158
• HOA: −$0
• Vac / Maint / Mgmt: −$231
• Net cashflow: $212/mo
• Annual: $2,547/yr
• Cap rate: 8.97%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• 1% rule: 1.16%
• Cash to close: $26,600

Investor read

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated good.
• 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).
• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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).
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.