954 N Mccue St Lot 21 · Laramie, WY 82072

$26,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 3 Days on market

Built 1969 Fair condition Est $45k · 42% under $490/mo HOA · 41% of rent

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1969
• Listed 2 days

Tags

• RENTAL INCOME POTENTIAL

Property features AI

Finance

• Other: Zoned: Limited Multi-Family with individual manufactured homes
• HOA & community: Homeowners association with a $490 association fee

Exterior

• Home design: Manufactured home; Residential property; Located in Sunny Meadows Village MH Park
• Construction: Aluminum siding
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Microwave
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Refrigerator; Range; Microwave
• Laundry & utility: Washer; Dryer; Has basement with concrete floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $26k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Cap rate 18.9% vs local median 2.3% in Laramie — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#23 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, amenities A-; Watch: employment D+, commute F.
• Albany County School District #1 (town): math 51% / reading 59% proficiency, ranked #19 of 41 in WY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.3%/yr); 88 active listings in the ZIP; 99 units permitted in Albany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $180 of loan paydown is wiped out by about $780 of value loss. Plan a longer hold.
• Albany County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $7k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,000

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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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.
7. 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.
8. 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: 4.59% ✓
• Cap rate: 18.89%
• Cash-on-cash: 44.98%
• DSCR: 3.00
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $44,520
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
954 N Mccue St #103	0.02mi	2/1.0	728 (-13%)	9mo	$38,800	$53	70
954 N Mccue St Lot 93 St	0.02mi	3/2.0 (+1)	960 (+14%)	6mo	$35,000	$36	62
262 N Taylor St #5	0.50mi	3/2.0 (+1)	938 (+12%)	6mo	$71,000	$76	43

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 · 6.3% rent growth · sell at horizon

5-year hold

• IRR: 50.0%
• Equity multiple: 3.41×
• Total profit: $17,579
• Equity at exit: $3,877

10-year hold

• IRR: 58.2%
• Equity multiple: 8.82×
• Total profit: $56,958
• Equity at exit: $2,248

Cash invested: $7,280 (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 82072

• Rents YoY: 6.3%
• Active inventory: 88
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $390/yr
• Insurance: −$11
• HOA: −$490
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $273

Break-even live

Break-even rent $848

Max offer price $26,000

Occupancy floor 72%

Sensitivity live

Price	-10% $291	-5% $282	+0% $273	+5% $264	+10% $255
Rent	-10% $179	-5% $226	+0% $273	+5% $320	+10% $367
Rate	-1.0pp $286	-0.5pp $280	base $273	+0.5pp $266	+1.0pp $259

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $490 · $5,880/yr

Listing history 3 events

1. 2026-06-19
   days on market $26,000 Active 3 DOM
2. 2026-06-18
   days on market $26,000 Active 2 DOM
3. 2026-06-17
   listed $26,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 6 d/yr ≥85°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,318
• − Mortgage interest: −$1,456
• − Property taxes: −$390
• − Insurance: −$130
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − HOA: −$5,880
• − Depreciation: −$756
• Taxable income: $3,414
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $2,455/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 · 11 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major Exterior siding — Exposed siding and peeling paint
• Minor Flooring — Worn-out flooring
• Moderate Kitchen cabinets — Outdated cabinets
• Major Bathroom fixtures — Small, basic fixtures

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Replace flooring — Improves living space
• Both Upgrade kitchen cabinets — Enhances functionality and aesthetics
• Both Replace bathroom fixtures — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Exposed siding and peeling paint	Major	$15,000–50,000
Flooring · Worn-out flooring	Minor	$500–3,000
Kitchen cabinets · Outdated cabinets	Moderate	$3,000–15,000
Bathroom fixtures · Small, basic fixtures	Major	$15,000–50,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Replace flooring — Improves living space ↑
• Both Upgrade kitchen cabinets — Enhances functionality and aesthetics ↑
• Both Replace bathroom fixtures — Improves functionality and aesthetics ↑

ⓘ 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: Albany County School District #1
• NCES district ID: 5600730
• Math proficiency: 51% ▼ -11.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $43,169
• Composite: 46.25/100
• National rank: #2485
• State rank: #19 of 41 in WY

Livability — Laramie

• Score: 73/100
• State rank: #23
• US rank: #5539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laramie, WY
• County: Albany County · 37,075 people
• City population: 37,075
• Metro: Laramie, WY
• Population (ZIP): 16,931
• Household income: $53,863
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 1469.0

Population outlook (Albany County) Hauer SSP2

• Today (2025): 43,687 people
• By 2030: 46,862 · +7.3%
• By 2040: 53,248 · +21.9%
• By 2050: 60,547 · +38.6%
• By 2075: 82,326 · +88.4%
• By 2100: 102,008 · +133.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Italian 3% Slovak 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Chinese 2% Other Asian/Pacific 1%

Political lean MEDSL · Albany

• 2024 margin: Toss-up / Even · D 47.5% · R 50.6% · Other 1.9%
• 2008→2024 swing: -7.3pp toward R · 2008: 4.1pp · 2024: -3.2pp
• All cycles: 2024: R+3.2 2020: D+2.8 2016: R+4.3 2012: R+2.5 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -347.97%
• Current HPI: 196.5052
• Rent YoY: ▲ 6.30%
• Metro: Laramie, WY
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-16 Listed $26,000 LBOR