4410 South Pass Trl · South Greeley, WY 82007

$72,500

3 bd · 2.0 ba · 1,160 sqft · Manufactured · 9 Days on market

Built 1992 Fair condition Est $73k · at est.

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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 +7.9/15.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled single-wide manufactured home in the well-kept South Fork Trailer Park. Open-concept with breakfast bar, gas range, and all appliances included. Complete with new windows, new flooring, two decks, and an off-street cement parking pad. Amazing affordable housing option, shed has electricity, and picnic table stays.

Key facts

• Open floor plan
• Fully fenced
• Storage shed

Tags

• OPEN FLOOR PLAN
• BUILT IN JEWELRY CABINET
• JETTED TUB
• FULLY FENCED
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $914 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).

Location & tenants

• Location reads 71/100 on livability (#26 in WY) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment D-.
• Laramie County School District #1 (urban): math 41% / reading 48% proficiency, ranked #33 of 41 in WY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.1%/yr); 165 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).
• This rent runs 37% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Laramie County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $72,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 21.42%
• Cash-on-cash: 54.03%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $73,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4325 Avenue B-2	0.09mi	3/2.0	1,160 (0%)	8mo	$90,000	$78	90
512 Little Valley Trl	0.23mi	3/2.0	1,216 (+5%)	2mo	$75,000	$62	80
717 Pleasant Vly	0.36mi	3/2.0	1,200 (+3%)	0mo	$30,000	$25	77
600 Secret Vly	0.21mi	3/2.0	1,216 (+5%)	7mo	$89,000	$73	76
612 High Side Trl	0.25mi	3/2.0	1,216 (+5%)	5mo	$69,000	$57	76
4322 Middle Fork Trl	0.07mi	3/2.0	1,035 (-11%)	9mo	$65,000	$63	72
508 Secret Vly	0.17mi	4/2.0 (+1)	1,280 (+10%)	0mo	$76,000	$59	69
614 Pleasant Vly	0.31mi	3/2.0	1,280 (+10%)	1mo	$55,000	$43	67
708 Little Valley Trl	0.31mi	4/2.0 (+1)	1,216 (+5%)	6mo	$108,000	$89	67
512 High Side Trl	0.20mi	3/2.0	1,300 (+12%)	6mo	$85,000	$65	65
3400 S Greeley Hwy #255	0.72mi	3/2.0	1,216 (+5%)	5mo	$85,000	$70	54
3400 S Greeley Hwy #186	0.72mi	3/2.0	1,216 (+5%)	8mo	$49,000	$40	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 54.5%
• Equity multiple: 3.48×
• Total profit: $50,323
• Equity at exit: $10,810

10-year hold

• IRR: 60.4%
• Equity multiple: 7.66×
• Total profit: $135,278
• Equity at exit: $6,268

Cash invested: $20,300 (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 82007

• Home prices YoY: -25.9%
• Rents YoY: 5.1%
• Active inventory: 165
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $914

Break-even live

Break-even rent $634

Max offer price $72,500

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Williams St Cheyenne, WY	2.0–3.0	1.0–2.0	1028	$1,899	$1.85	13d	1	1.16mi

Listing history 10 events

1. 2026-04-25
   status Pending
2. 2026-04-16
   listed $72,500 Active
3. 2026-02-18
   price $65,500
4. 2024-07-26
   soldstatus Closed 336-char remark

   Show marketing remark (336 chars)

   Completely remodeled single-wide manufactured home in the well-kept South Fork Trailer Park. Open-concept with breakfast bar, gas range, and all appliances included. Complete with new windows, new flooring, two decks, and an off-street cement parking pad. Amazing affordable housing option, shed has electricity, and picnic table stays.

5. 2024-07-19
   status Pending 336-char remark

   Show marketing remark (336 chars)

   Completely remodeled single-wide manufactured home in the well-kept South Fork Trailer Park. Open-concept with breakfast bar, gas range, and all appliances included. Complete with new windows, new flooring, two decks, and an off-street cement parking pad. Amazing affordable housing option, shed has electricity, and picnic table stays.

6. 2024-06-18
   listed $65,000 Active 336-char remark

   Show marketing remark (336 chars)

   Completely remodeled single-wide manufactured home in the well-kept South Fork Trailer Park. Open-concept with breakfast bar, gas range, and all appliances included. Complete with new windows, new flooring, two decks, and an off-street cement parking pad. Amazing affordable housing option, shed has electricity, and picnic table stays.

7. 2022-09-06
   soldstatus
8. 2022-07-29
   listed $69,900
9. 2018-07-16
   soldstatus
10. 2018-06-08
    listed $30,000

ⓘ 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: $21,495
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$2,109
• Taxable income: $10,436
• Est. tax owed @ 24.0%: −$2,505
• After-tax cash flow: $8,464/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

Fair 45/100 Moderate rehab

This single-wide manufactured home requires moderate repairs and maintenance, particularly in the kitchen, bathrooms, and exterior. Improvements in landscaping and curb appeal, along with updates to the HVAC system, can significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear visible on cabinet doors.
• Minor Bathroom fixtures — No visible damage, but may need updating.
• Minor Floor refinishing — Hardwood floors appear clean but may need refinishing.
• Minor Paint touch-ups — Paint looks fresh but some areas may need touch-ups.
• Minor Window sealing — Windows appear functional but may need sealing.
• Moderate Landscaping and curb appeal — Minimal landscaping and debris present, needs improvement.
• Minor HVAC maintenance — No visible damage, but may need maintenance to ensure efficiency.

Value-add opportunities

• Both Landscaping and curb appeal — Improving the landscaping and curb appeal will enhance the home's visual appeal and potentially increase its value.
• Rental HVAC maintenance — Maintaining the HVAC system will ensure the home is comfortable and energy-efficient, which is important for rental properties.
• Resale Paint touch-ups — Fresh paint can make a significant difference in the home's appearance and value when selling.
• Resale Floor refinishing — Refinishing the hardwood floors can make the home look more modern and increase its resale value.
• Resale Kitchen cabinet repairs — Minor repairs to the kitchen cabinets can improve the home's overall condition and appeal to potential buyers.
• Resale Bathroom fixture updates — Updating the bathroom fixtures can make the home more modern and appealing to potential buyers.
• Resale Window sealing — Sealing the windows can improve the home's energy efficiency and reduce heating and cooling costs, which can be attractive to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear visible on cabinet doors.	Minor	$500–3,000
Bathroom fixtures · No visible damage, but may need updating.	Minor	$500–3,000
Floor refinishing · Hardwood floors appear clean but may need refinishing.	Minor	$500–3,000
Paint touch-ups · Paint looks fresh but some areas may need touch-ups.	Minor	$500–3,000
Window sealing · Windows appear functional but may need sealing.	Minor	$500–3,000
Landscaping and curb appeal · Minimal landscaping and debris present, needs improvement.	Moderate	$3,000–15,000
HVAC maintenance · No visible damage, but may need maintenance to ensure efficiency.	Minor	$500–3,000
Total estimated repair cost · 7 items		$6,000–33,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improving the landscaping and curb appeal will enhance the home's visual appeal and potentially increase its value. ↑
• Rental HVAC maintenance — Maintaining the HVAC system will ensure the home is comfortable and energy-efficient, which is important for rental properties. ↑
• Resale Paint touch-ups — Fresh paint can make a significant difference in the home's appearance and value when selling. ↑
• Resale Floor refinishing — Refinishing the hardwood floors can make the home look more modern and increase its resale value. ↑
• Resale Kitchen cabinet repairs — Minor repairs to the kitchen cabinets can improve the home's overall condition and appeal to potential buyers. ↑
• Resale Bathroom fixture updates — Updating the bathroom fixtures can make the home more modern and appealing to potential buyers. ↑
• Resale Window sealing — Sealing the windows can improve the home's energy efficiency and reduce heating and cooling costs, which can be attractive to potential buyers. ↑

ⓘ 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: Laramie County School District #1
• NCES district ID: 5601980
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $56,842
• Composite: 38.86/100
• National rank: #4103
• State rank: #33 of 41 in WY

Livability — South Greeley

• Score: 71/100
• State rank: #26
• US rank: #6824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Greeley, WY
• County: Laramie County · 94,953 people
• Metro: Cheyenne, WY
• Population (ZIP): 21,704
• Household income: $58,745
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 854.0

Population outlook (Laramie County) Hauer SSP2

• Today (2025): 109,698 people
• By 2030: 115,710 · +5.5%
• By 2040: 127,191 · +15.9%
• By 2050: 138,476 · +26.2%
• By 2075: 168,653 · +53.7%
• By 2100: 188,739 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 12% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Laramie

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -12.1pp toward R · 2008: -20.4pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+28.2 2016: R+33.2 2012: R+24.8 2008: R+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.05%
• Current HPI: 257.0616
• Rent YoY: ▲ 5.08%
• Metro: Cheyenne, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+141.7% since first listed

10 events — show timeline

• 2026-04-25 Pending — CBR
• 2026-04-16 Listed $72,500 CBR
• 2026-02-18 Price Changed $65,500 CBR
• 2024-07-26 Sold (MLS) — CBR
• 2024-07-19 Pending — CBR
• 2024-06-18 Listed $65,000 CBR
• 2022-09-06 Sold (MLS) — CBR
• 2022-07-29 Listed $69,900 CBR
• 2018-07-16 Sold (MLS) — CBR
• 2018-06-08 Listed $30,000 CBR