719 Artesian Rd #57 · Fox Farm-College, WY 82007

$20,000

3 bd · 1.0 ba · 1,283 sqft · Manufactured · 44 Days on market

Built 1976 ↓ 12% since listing

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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 +3.9/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Double lot
• Walk-in closets
• Spacious front deck

Tags

• DOUBLE LOT
• SPACIOUS FRONT DECK
• NEW LVP FLOORING
• LARGE DINING AREA
• WALK-IN CLOSETS
• FURNACE AND WATER HEATER

Property features AI

Finance

• Financial info: Annual tax approximately $76

Exterior

• Home design: Mobile home (Residential)
• Construction: Mobile home construction
• Exterior features: Located in the Artesian MHP subdivision

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (3.0% 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.
• 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.
• Zoned schools: Arp Elementary (math 12% / reading 22%, grade F, #148 of 151 statewide, top 98%, 333 students, 72% FRL); Johnson Junior High School (math 29% / reading 42%, grade F, #53 of 55 statewide, top 96%, 647 students, 66% FRL); South High School (math 23% / reading 29%, grade F, #62 of 75 statewide, top 82%, 1,187 students, 56% FRL) — zoned schools average 64% FRL vs 32% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 44% district-wide (-18 pts) — the specific schools serving this property underperform the Laramie County School District #1 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.1%/yr); 171 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 9.08% ✓
• Cap rate: 84.06%
• Cash-on-cash: 277.75%
• DSCR: 13.36
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $229,657
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Artesian Rd #57	0.00mi	3/1.0	1,283 (0%)	0mo	$20,000	$16	100
714 Murray Rd #6	0.47mi	3/2.0	1,280 (-0%)	3mo	$69,900	$55	71
506 Murray Rd	0.46mi	3/2.0	1,248 (-3%)	12mo	$265,000	$212	60
413 Angie St	0.66mi	3/1.5	1,344 (+5%)	13mo	$295,000	$219	49
813 E College Dr #4	0.60mi	3/2.0	1,344 (+5%)	16mo	$75,000	$56	46
704 E College Dr	0.68mi	2/2.0 (-1)	1,320 (+3%)	10mo	$259,000	$196	46
2400 Helen Ave	0.66mi	3/2.0	1,144 (-11%)	2mo	$314,000	$274	45
3400 S Greeley Hwy #197	0.72mi	3/2.0	1,216 (-5%)	13mo	$85,000	$70	43
505 Williams St #197	0.70mi	3/2.0	1,216 (-5%)	14mo	$60,000	$49	43
2219 Pine Ave	0.71mi	3/2.0	1,344 (+5%)	15mo	$240,000	$179	43
312 Citrus St	0.70mi	4/2.0 (+1)	1,344 (+5%)	20mo	$285,000	$212	34
2115 Helen Ave	0.71mi	3/2.0	1,404 (+9%)	18mo	$215,000	$153	33

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: —
• Equity multiple: 15.86×
• Total profit: $83,220
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 35.91×
• Total profit: $195,488
• Equity at exit: $1,729

Cash invested: $5,600 (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: 171
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,296

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 24%

Sensitivity live

Price	-10% $1,310	-5% $1,303	+0% $1,296	+5% $1,289	+10% $1,282
Rent	-10% $1,153	-5% $1,224	+0% $1,296	+5% $1,368	+10% $1,440
Rate	-1.0pp $1,306	-0.5pp $1,301	base $1,296	+0.5pp $1,291	+1.0pp $1,286

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: $5,000
• Closing costs: $600
• 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	15d	1	0.68mi

Listing history 8 events

1. 2026-06-05
   status $20,000 Pending 44 DOM
2. 2026-06-03
   days on market $20,000 Active 44 DOM
3. 2026-06-02
   pricedays on market $20,000 Active 43 DOM
4. 2026-06-01
   days on market $35,000 Active 42 DOM
5. 2026-05-31
   days on market $35,000 Active 41 DOM
6. 2026-05-30
   days on market $35,000 Active 40 DOM
7. 2026-05-13
   price $35,000
8. 2026-03-18
   listed $40,000 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

• 🌡 Heat 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,788
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$582
• Taxable income: $16,200
• Est. tax owed @ 24.0%: −$3,888
• After-tax cash flow: $11,666/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: 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 — Fox Farm-College

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

Census & demographics

• Census place: Fox Farm-College, 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

-12.5% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $35,000 CBR
• 2026-03-18 Listed $40,000 CBR