609 E Prosser Rd #27 · Fox Farm-College, WY 82007

$76,500

3 bd · 2.0 ba · 980 sqft · Manufactured · 83 Days on market

Built 1979 Good condition Est $56k · 37% over ↓ 9% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Built 1979
• Listed 83 days

Property features AI

Finance

• Financial info: Annual tax approximately $86
• HOA & community: Circle Park subdivision

Exterior

• Home design: Residential mobile home

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Interior features: Accessible full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $958 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $72k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Market conditions: Rents rising fast (+5.1%/yr); 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 485 units permitted in Laramie County in 2024 (104 in 5+ unit buildings).
• This rent runs 38% 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 $529 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,910 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.46% ✓
• Cap rate: 21.32%
• Cash-on-cash: 53.67%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $55,860
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 E Prosser Rd #77	0.07mi	3/2.0	960 (-2%)	11mo	$55,000	$57	84
300 E Prosser Rd #91	0.07mi	3/1.0	960 (-2%)	11mo	$69,900	$73	80
609 E Prosser Rd #4	0.08mi	3/2.0	1,064 (+9%)	4mo	$45,000	$42	78
609 E Prosser Rd #24	0.03mi	2/1.0 (-1)	924 (-6%)	9mo	$35,000	$38	73
300 E Prosser Rd #26	0.07mi	3/2.0	1,080 (+10%)	10mo	$40,000	$37	72
1500 Avenue C #3	0.22mi	3/2.0	1,064 (+9%)	5mo	$89,500	$84	72
1500 Avenue C #25	0.22mi	2/1.0 (-1)	975 (-0%)	12mo	$67,000	$69	70
609 E Prosser Rd #45	0.08mi	2/1.0 (-1)	864 (-12%)	3mo	$31,000	$36	65
609 E Prosser Rd #14	0.13mi	3/2.0	1,088 (+11%)	23mo	$74,500	$68	56
300 E Prosser Rd #41	0.07mi	2/2.0 (-1)	840 (-14%)	18mo	$47,600	$57	53

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: 54.1%
• Equity multiple: 3.46×
• Total profit: $52,671
• Equity at exit: $11,406

10-year hold

• IRR: 60.1%
• Equity multiple: 7.62×
• Total profit: $141,767
• Equity at exit: $6,614

Cash invested: $21,420 (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: 166
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$401
• Tax est. 1.5%: −$96 /mo · $1,148/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $958

Break-even live

Break-even rent $669

Max offer price $76,500

Occupancy floor 44%

Sensitivity live

Price	-10% $1,011	-5% $984	+0% $958	+5% $932	+10% $905
Rent	-10% $809	-5% $884	+0% $958	+5% $1,032	+10% $1,107
Rate	-1.0pp $997	-0.5pp $978	base $958	+0.5pp $938	+1.0pp $918

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Walterscheid Blvd Cheyenne, WY	1.0–2.0	1.0–2.0	818	$1,625	$1.99	14d	4	0.89mi
505 Williams St Cheyenne, WY	2.0–3.0	1.0–2.0	1028	$1,899	$1.85	14d	1	1.02mi

Listing history 4 events

1. 2026-04-06
   price $79,500
2. 2026-03-11
   status Active
3. 2026-03-09
   status Pending
4. 2026-03-02
   listed $87,500 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 5 d/yr ≥88°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,583
• − Mortgage interest: −$4,285
• − Property taxes: −$1,148
• − Insurance: −$382
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$2,225
• Taxable income: $10,929
• Est. tax owed @ 24.0%: −$2,623
• After-tax cash flow: $8,874/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good exterior and interior. It has a good floor plan and modern appliances. It would benefit from some exterior painting and gutter cleaning to increase its value.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's value.
• Both Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's value. ↑
• Both Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance. ↑

ⓘ 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 — 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

-9.1% since first listed

4 events — show timeline

• 2026-04-06 Price Changed $79,500 CBR
• 2026-03-11 Relisted — CBR
• 2026-03-09 Pending — CBR
• 2026-03-02 Listed $87,500 CBR