3201 Echeta Rd #63 · Gillette, WY 82716

$54,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 237 Days on market

Built 2025 Good condition ↓ 8% since listing

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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
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a basketball court, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Basketball court
• Modern bathroom
• Premium entry doors

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• BASKETBALL COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% 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: schools C-, 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.
• Market conditions: 80 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 2.47% ✓
• Cap rate: 21.45%
• Cash-on-cash: 54.14%
• DSCR: 3.41
• GRM: 3.4

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: 52.3%
• Equity multiple: 3.30×
• Total profit: $35,294
• Equity at exit: $8,186

10-year hold

• IRR: 57.6%
• Equity multiple: 6.70×
• Total profit: $87,691
• Equity at exit: $4,747

Cash invested: $15,372 (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: 80
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $693

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 44%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   days on market $54,900 Active 237 DOM
2. 2026-06-15
   days on market $54,900 Active 236 DOM
3. 2026-06-14
   days on market $54,900 Active 234 DOM
4. 2026-06-12
   days on market $54,900 Active 233 DOM
5. 2026-06-09
   days on market $54,900 Active 230 DOM
6. 2026-06-08
   days on market $54,900 Active 229 DOM
7. 2026-06-07
   days on market $54,900 Active 228 DOM
8. 2026-06-05
   days on market $54,900 Active 225 DOM
9. 2026-06-02
   days on market $54,900 Active 223 DOM
10. 2026-06-01
    days on market $54,900 Active 222 DOM
11. 2026-05-31
    days on market $54,900 Active 221 DOM
12. 2026-05-30
    days on market $54,900 Active 220 DOM
13. 2025-12-09
    price $54,900 478-char remark

    Show marketing remark (478 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a basketball court, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

14. 2025-12-05
    status Active 478-char remark

    Show marketing remark (478 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a basketball court, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

15. 2025-12-05
    historical 478-char remark

    Show marketing remark (478 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a basketball court, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

16. 2025-10-22
    listed $59,900 Active 478-char remark

    Show marketing remark (478 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a basketball court, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 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: $16,297
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$1,597
• Taxable income: $7,919
• Est. tax owed @ 24.0%: −$1,901
• After-tax cash flow: $6,421/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 · 5 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and hardwood floors. It has potential for further value increases through minor updates and improvements.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value.
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase the home's appeal and value.
• Both Landscaping the front yard — A well-maintained front yard can enhance the home's curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value. ↑
• Both Landscaping the front yard — A well-maintained front yard can enhance the home's curb appeal and attract more buyers and renters. ↑

ⓘ 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: 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

-8.3% since first listed

4 events — show timeline

• 2025-12-09 Price Changed $54,900 Zillow
• 2025-12-05 Relisted — Zillow
• 2025-12-05 Delisted — Zillow
• 2025-10-22 Listed $59,900 Zillow