100 Buffalo Blvd Dr · Chugwater, WY 82210

$700,000

None bd · None ba · 6,434 sqft · MultiFamily · 106 Days on market

Built 1995 Poor condition 4.90 ac lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.9/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Own your own piece of a Beautiful Wyoming and make an income while doing so. The Lodge is in the quiet historic town of Chugwater that is surrounded by beautiful bluffs. Chugwater is also home to the famous Chugwater Chili and the Chugwater Chili Cookoff. The Buffalo Lodge is a quaint and homey motel/lodge that has 22 rooms, one suite, a gift shop, game room/conference room, restaurant, bar as well as a package liquor license. There is great visibility from Interstate 25 with easy access and it is ready to make it your own. The property also includes 6 RV spaces with water, sewer and partial electric. There are over 50 parking spaces that include truck parking. There are a couple of outbuildings that can be used for storage or other various enterprises. The property is zoned highway commercial which allows the owners to use the property for commercial purposes. The building is beautiful inside and out and has a lot of potential for whatever your heart desires. There is oil, wind and solar activity in the area as well as the power plant in Wheatland that brings business right to your door. There are also the repeat customers that have come for years and love to stay at our delightful Lodge as well as many tourists from all over the world. The local businesses such as the Old-Fashioned Soda Fountain, the Stampede Eatery and Saloon that has live music every weekend, The Mercantile, the gas station and the rest area are all very good at sending business our way. We love our town and everything about it. This is your dream retirement or investment property. Additional 4.5 acres included, build to suit.

Key facts

• 22 rooms
• 6 rv spaces
• Conference room

Tags

• 22 ROOMS
• GIFT SHOP
• GAME ROOM
• CONFERENCE ROOM
• PACKAGE LIQUOR LICENSE
• 6 RV SPACES

What this means for you Summary

Snapshot

• This is a multifamily listed at $700k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $700k).
• Recommended offer: $637k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#65 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute F.
• Platte County School District #1 (town): math 50% / reading 51% proficiency, ranked #29 of 41 in WY (top 71%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 40 units permitted in Platte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($5k loan paydown + $27k appreciation (3.8% local appreciation)).
• Platte County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $196k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($637k) is reasonable based on typical stale-listing flexibility.

Recommended offer $637,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.16×
• Total profit: $228,141
• Equity at exit: $346,291

10-year hold

• IRR: 20.2%
• Equity multiple: 4.15×
• Total profit: $617,152
• Equity at exit: $559,617

Cash invested: $196,000 (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 82210

• Home prices YoY: 2.3%
• Active inventory: 3
• Price-to-rent: 69.5×

Monthly cashflow live

• Estimated rent: $8,390 medium
• Mortgage (P&I): −$3,671
• Tax est. 1.5%: −$875 /mo · $10,500/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,762
• Net cashflow: $1,791

Break-even live

Break-even rent $6,123

Max offer price $700,000

Occupancy floor 74%

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	2	1	$8,390
Total (10 units)			$8,390

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $700,000 Active 106 DOM
2. 2026-06-18
   days on market $700,000 Active 105 DOM
3. 2026-06-17
   days on market $700,000 Active 104 DOM
4. 2026-06-16
   days on market $700,000 Active 103 DOM
5. 2026-06-15
   days on market $700,000 Active 102 DOM
6. 2026-06-14
   days on market $700,000 Active 100 DOM
7. 2026-06-13
   days on market $700,000 Active 99 DOM
8. 2026-06-10
   days on market $700,000 Active 97 DOM
9. 2026-06-09
   days on market $700,000 Active 96 DOM
10. 2026-06-08
    days on market $700,000 Active 95 DOM
11. 2026-06-07
    days on market $700,000 Active 94 DOM
12. 2026-06-05
    days on market $700,000 Active 91 DOM
13. 2026-06-03
    days on market $700,000 Active 90 DOM
14. 2026-06-02
    days on market $700,000 Active 89 DOM
15. 2026-06-01
    days on market $700,000 Active 88 DOM
16. 2026-05-31
    days on market $700,000 Active 87 DOM
17. 2026-05-30
    days on market $700,000 Active 86 DOM
18. 2026-03-05
    listed $700,000 Active 1624-char remark

    Show marketing remark (1624 chars)

    Own your own piece of a Beautiful Wyoming and make an income while doing so. The Lodge is in the quiet historic town of Chugwater that is surrounded by beautiful bluffs. Chugwater is also home to the famous Chugwater Chili and the Chugwater Chili Cookoff. The Buffalo Lodge is a quaint and homey motel/lodge that has 22 rooms, one suite, a gift shop, game room/conference room, restaurant, bar as well as a package liquor license. There is great visibility from Interstate 25 with easy access and it is ready to make it your own. The property also includes 6 RV spaces with water, sewer and partial electric. There are over 50 parking spaces that include truck parking. There are a couple of outbuildings that can be used for storage or other various enterprises. The property is zoned highway commercial which allows the owners to use the property for commercial purposes. The building is beautiful inside and out and has a lot of potential for whatever your heart desires. There is oil, wind and solar activity in the area as well as the power plant in Wheatland that brings business right to your door. There are also the repeat customers that have come for years and love to stay at our delightful Lodge as well as many tourists from all over the world. The local businesses such as the Old-Fashioned Soda Fountain, the Stampede Eatery and Saloon that has live music every weekend, The Mercantile, the gas station and the rest area are all very good at sending business our way. We love our town and everything about it. This is your dream retirement or investment property. Additional 4.5 acres included, build to suit.

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $100,680
• − Mortgage interest: −$39,211
• − Property taxes: −$10,500
• − Insurance: −$3,500
• − Repairs & maintenance: −$8,054
• − Management: −$8,054
• − Depreciation: −$20,364
• Taxable income: $10,997
• Est. tax owed @ 24.0%: −$2,639
• After-tax cash flow: $18,847/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

Poor 20/100 Extensive rehab

This property is in poor condition and requires extensive repairs and updates to become move-in ready. Painting, updating the interior and exterior, and upgrading the HVAC system would significantly increase its value.

Repairs flagged

• Major Kitchen — Dirty and cluttered with visible wear and tear
• Major Bathrooms — Worn-out fixtures and outdated decor
• Major Flooring — Worn-out carpet and subflooring
• Major Interior walls/paint — Worn-out paint and peeling
• Major Exterior/siding — Worn-out siding and paint
• Major Windows — Worn-out frames and seals

Value-add opportunities

• Both Painting and updating the interior and exterior — Fresh paint and updated decor would attract more buyers and renters
• Both Upgrading the HVAC system — A new HVAC system would improve comfort and energy efficiency
• Both Landscaping and curb appeal — A well-maintained exterior would make the property more appealing to potential buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · Dirty and cluttered with visible wear and tear	Major	$15,000–50,000
Bathrooms · Worn-out fixtures and outdated decor	Major	$15,000–50,000
Flooring · Worn-out carpet and subflooring	Major	$15,000–50,000
Interior walls/paint · Worn-out paint and peeling	Major	$15,000–50,000
Exterior/siding · Worn-out siding and paint	Major	$15,000–50,000
Windows · Worn-out frames and seals	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and updating the interior and exterior — Fresh paint and updated decor would attract more buyers and renters ↑
• Both Upgrading the HVAC system — A new HVAC system would improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal — A well-maintained exterior would make the property more appealing to potential 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: Platte County School District #1
• NCES district ID: 5605090
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $42,982
• Composite: 42.53/100
• National rank: #3201
• State rank: #29 of 41 in WY

Livability — Chugwater

• Score: 67/100
• State rank: #65
• US rank: #10810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chugwater, WY
• Population (ZIP): 248

Population outlook (Platte County) Hauer SSP2

• Today (2025): 9,041 people
• By 2030: 9,127 · +1.0%
• By 2040: 9,259 · +2.4%
• By 2050: 9,406 · +4.0%
• By 2075: 10,421 · +15.3%
• By 2100: 10,904 · +20.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Iranian 5% Lithuanian 3% Portuguese 2%

Political lean MEDSL · Platte

• 2024 margin: Solid R (+65.5) · D 16.5% · R 82.0% · Other 1.5%
• 2008→2024 swing: -30.5pp toward R · 2008: -35.0pp · 2024: -65.5pp
• All cycles: 2024: R+65.5 2020: R+61.1 2016: R+60.9 2012: R+42.5 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.79%
• Current HPI: 171.3416
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-05 Listed $700,000 CBR