701 W Laramie St St · Guernsey, WY 82214

$479,900

12 bd · 6.0 ba · 6,912 sqft · MultiFamily · 65 Days on market

Built 1980 Fair condition 0.55 ac lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +5.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. 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

WONDERFUL INVESTMENT OPPORTUNITY!! 6-Plex in bustling Guernsey Wyoming. Each unit is 2 bedroom 1 bath. HUGE lot with lots of parking or room to build another complex. All units are rented. Call for complete rental history and income.

Key facts

• Off street parking
• 2 story units
• Balconies

Tags

• 2 STORY UNITS
• BALCONIES
• OFF STREET PARKING
• GRASSY COMMON AREA
• LARGE LOT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Multi-family (4+ units); 2 stories
• Construction: Vinyl siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Dishwasher; Refrigerator; Range; Oven

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $480k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive. Per door: $139/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $480k).
• Recommended offer: $451k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#57 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• Platte County School District #2 (rural): math 40% / reading 50% proficiency, ranked #43 of 48 in WY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 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 $5k of equity ($3k loan paydown + $2k appreciation (0.3% local appreciation)).
• Platte County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $134k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($451k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $451,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.21×
• Total profit: $28,663
• Equity at exit: $147,125

10-year hold

• IRR: 9.4%
• Equity multiple: 2.06×
• Total profit: $142,067
• Equity at exit: $183,182

Cash invested: $134,372 (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 82214

• Home prices YoY: 0.2%
• Active inventory: 32
• Price-to-rent: 32.6×

Monthly cashflow live

• Estimated rent: $4,900 medium
• Mortgage (P&I): −$2,517
• Tax est. 1.5%: −$600 /mo · $7,198/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $555

Break-even live

Break-even rent $4,198

Max offer price $479,900

Occupancy floor 84%

Sensitivity live

Price	-10% $886	-5% $720	+0% $555	+5% $389	+10% $223
Rent	-10% $167	-5% $361	+0% $555	+5% $748	+10% $942
Rate	-1.0pp $796	-0.5pp $677	base $555	+0.5pp $430	+1.0pp $304

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$4,900
Total (4 units)			$4,900

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-04
   status $479,900 Pending 65 DOM
2. 2026-06-03
   days on market $479,900 Active 65 DOM
3. 2026-06-02
   days on market $479,900 Active 64 DOM
4. 2026-06-01
   days on market $479,900 Active 63 DOM
5. 2026-05-31
   days on market $479,900 Active 62 DOM
6. 2026-03-30
   listed $479,900 Active
7. 2015-03-31
   soldstatus 233-char remark

   Show marketing remark (233 chars)

   WONDERFUL INVESTMENT OPPORTUNITY!! 6-Plex in bustling Guernsey Wyoming. Each unit is 2 bedroom 1 bath. HUGE lot with lots of parking or room to build another complex. All units are rented. Call for complete rental history and income.

8. 2014-09-18
   listed $350,000 233-char remark

   Show marketing remark (233 chars)

   WONDERFUL INVESTMENT OPPORTUNITY!! 6-Plex in bustling Guernsey Wyoming. Each unit is 2 bedroom 1 bath. HUGE lot with lots of parking or room to build another complex. All units are rented. Call for complete rental history and income.

ⓘ 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 8/10 Severe 78% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,800
• − Mortgage interest: −$26,882
• − Property taxes: −$7,198
• − Insurance: −$2,400
• − Repairs & maintenance: −$4,704
• − Management: −$4,704
• − Depreciation: −$13,961
• Taxable loss: −$1,049
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $6,906/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

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior and structural repairs, but has potential for substantial value increase with proper renovations.

Repairs flagged

• Major roof — Aerial view suggests significant wear and potential for replacement
• Major exterior siding — Weathered appearance, potential for repainting or replacement
• Minor landscaping — Gravel driveway and unkempt landscaping can be improved with minimal effort

Value-add opportunities

• Both roof replacement — Improves both resale and rental value by addressing a major issue
• Both exterior siding repainting or replacement — Enhances curb appeal and property value
• Both landscaping improvement — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Aerial view suggests significant wear and potential for replacement	Major	$15,000–50,000
exterior siding · Weathered appearance, potential for repainting or replacement	Major	$15,000–50,000
landscaping · Gravel driveway and unkempt landscaping can be improved with minimal effort	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both roof replacement — Improves both resale and rental value by addressing a major issue ↑
• Both exterior siding repainting or replacement — Enhances curb appeal and property value ↑
• Both landscaping improvement — Enhances curb appeal and property value ↑

ⓘ 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 #2
• NCES district ID: 5603180
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $48,640
• Composite: 40.71/100
• National rank: #7602
• State rank: #43 of 48 in WY

Livability — Guernsey

• Score: 68/100
• State rank: #57
• US rank: #10017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guernsey, WY
• City population: 908
• Population (ZIP): 908

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 (87%)
• Race & ethnicity: White 87% Two or more races 10% Hispanic / Latino 6% Native American 2%
• Common ancestry: Iranian 6% Lithuanian 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 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: ▲ 0.32%
• Current HPI: 172.4977
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+37.1% since first listed

3 events — show timeline

• 2026-03-30 Listed $479,900 WMLS
• 2015-03-31 Sold (MLS) — CBR
• 2014-09-18 Listed $350,000 CBR