23 Star Struck Ln · Woods Landing-Jelm, WY 82070

$4,500

1 bd · 2.0 ba · 470 sqft · Manufactured · 323 Days on market

Built 1960

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Why this score? — see what drove the D+ 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Hardwood flooring
• Vinyl windows
• Solid foundation

Tags

• HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• VINYL WINDOWS
• ENERGY EFFICIENCY
• LOW MAINTENANCE
• SOLID FOUNDATION

Property features AI

Exterior

• Utilities: Natural gas available
• Home design: Residential mobile home; Zoned for limited multifamily with manufactured homes
• Construction: Metal siding
• Exterior features: Metal roof

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher not listed
• Flooring: Hardwood
• Heating & cooling: Baseboard heating; Has heating
• Interior features: Eat-in kitchen
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $4k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $4k).
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+2.2%/yr); 275 active listings in the ZIP; 99 units permitted in Albany County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $31 of loan paydown is wiped out by about $135 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 + 2.2% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 21.87% ✓
• Cap rate: 205.30%
• Cash-on-cash: 710.73%
• DSCR: 32.62
• GRM: 0.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.21% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 31.27×
• Total profit: $38,142
• Equity at exit: $671

10-year hold

• IRR: —
• Equity multiple: 65.59×
• Total profit: $81,385
• Equity at exit: $389

Cash invested: $1,260 (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 82070

• Rents YoY: 2.2%
• Active inventory: 275
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$24
• Tax est. 1.5%: −$6 /mo · $68/yr
• Insurance: −$2
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $621

Break-even live

Break-even rent $198

Max offer price $4,500

Occupancy floor 32%

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: $1,125
• Closing costs: $135
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $4,500 Active 323 DOM
2. 2026-06-18
   days on market $4,500 Active 322 DOM
3. 2026-06-17
   days on market $4,500 Active 321 DOM
4. 2026-06-16
   days on market $4,500 Active 320 DOM
5. 2026-06-15
   days on market $4,500 Active 319 DOM
6. 2026-06-14
   days on market $4,500 Active 317 DOM
7. 2026-06-12
   days on market $4,500 Active 316 DOM
8. 2026-06-09
   days on market $4,500 Active 313 DOM
9. 2026-06-08
   days on market $4,500 Active 312 DOM
10. 2026-06-07
    days on market $4,500 Active 311 DOM
11. 2026-06-05
    days on market $4,500 Active 308 DOM
12. 2026-06-03
    days on market $4,500 Active 307 DOM
13. 2026-06-02
    days on market $4,500 Active 306 DOM
14. 2026-06-01
    days on market $4,500 Active 305 DOM
15. 2026-05-31
    days on market $4,500 Active 304 DOM
16. 2026-05-30
    days on market $4,500 Active 303 DOM
17. 2025-07-31
    listed $4,500 Active

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,808
• − Mortgage interest: −$252
• − Property taxes: −$68
• − Insurance: −$1,525
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$131
• Taxable income: $7,943
• Est. tax owed @ 24.0%: −$1,906
• After-tax cash flow: $5,546/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.

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 — Woods Landing-Jelm

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Albany County · 37,075 people
• Metro: Laramie, WY
• Population (ZIP): 20,144
• Household income: $69,095
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 974.0

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 11% Two or more races 7% Asian 2% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 6% Slovak 4% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -396.34%
• Current HPI: 193.777
• Rent YoY: ▲ 2.21%
• Metro: Laramie, WY
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-07-31 Listed $4,500 LBOR