3340 W Cody Ln #211 · Teton Village, WY 83025

$95,000

2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 361 Days on market

Built 2001 $654/mo HOA · 52% of rent ↓ 37% 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).

• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

A wonderful opportunity to own three consecutive fractional ski weeks at the base of JHMR. Two ski passes are included with these weeks and you are able to enjoy the amenities at Teton Pines while in residence. Along with the winter enjoyment, a fall floating week is included. Watch the leaves change and animals close by in Grand Teton National Park.

Key facts

• Garage
• Built 2001
• Listed 360 days

Property features AI

Finance

• Other: Spa/Hot Tub
• HOA & community: Homeowners association with annual fee of $7,844 (about $653.67/month)

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer
• Home design: Residential co-ownership; Resort zoning
• Construction: Log and stone construction
• Exterior features: Deck; Patio; Accessible entrance; Storage; Sloped lot; Has view

Interior

• Bathrooms: Two full bathrooms
• Interior features: Elevator; Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $48k (49.7% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $48k (49.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#114 in WY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, health & safety F.
• Teton County School District #1 (town): math 50% / reading 61% proficiency, ranked #14 of 41 in WY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Jackson Elementary (math 47% / reading 62%, grade C, #62 of 151 statewide, top 49%, 296 students, 12% FRL); Jackson Hole Middle School (math 50% / reading 67%, grade B, #21 of 55 statewide, top 39%, 703 students, 12% FRL); Jackson Hole High School (math 46% / reading 55%, grade D+, #30 of 75 statewide, top 39%, 822 students, 10% FRL).
• Market conditions: 54 active listings in the ZIP; 116 units permitted in Teton County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Teton County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: HOA is 52% of rent.

Recommended offer $47,785 (49.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 2.17%
• Cash-on-cash: -14.72%
• DSCR: 0.35
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $60,200
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3340 W Cody Ln #102	0.00mi	2/2.0	1,400 (0%)	2mo	$60,000	$43	98
3340 W Cody Ln #108	0.00mi	2/2.0	1,400 (0%)	4mo	$50,000	$36	97
3340 Cody Ln	0.02mi	2/2.0	1,400 (0%)	3mo	$17,000	$12	96
3340 W Cody Ln #405	0.00mi	2/2.0	1,400 (0%)	7mo	$250,000	$179	94
3340 W Cody Ln #208	0.00mi	2/2.0	1,400 (0%)	8mo	$72,500	$52	94
3340 W Cody Ln #311	0.00mi	2/2.0	1,400 (0%)	9mo	$40,000	$29	92
3340 W Cody Ln #305	0.00mi	2/2.0	1,400 (0%)	10mo	$12,500	$9	92
3340 W Cody Ln #211	0.00mi	2/2.0	1,400 (0%)	12mo	$150,000	$107	90
3340 W Cody Ln #306	0.00mi	2/2.0	1,400 (0%)	15mo	$200,000	$143	88
3340 W Cody Dr #308	0.00mi	2/2.0	1,400 (0%)	23mo	$30,000	$21	81

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 2.18×
• Total profit: $31,378
• Equity at exit: $85,584

10-year hold

• IRR: 14.3%
• Equity multiple: 5.12×
• Total profit: $109,583
• Equity at exit: $184,564

Cash invested: $26,600 (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 83025

• Home prices YoY: 6.9%
• Active inventory: 54
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$654
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-326

Break-even live

Break-even rent $1,659

Max offer price $47,785

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-293	+0% $-326	+5% $-359	+10% $-392
Rent	-10% $-425	-5% $-376	+0% $-326	+5% $-277	+10% $-228
Rate	-1.0pp $-278	-0.5pp $-302	base $-326	+0.5pp $-351	+1.0pp $-376

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $654 · $7,848/yr

Listing history 17 events

1. 2026-06-16
   days on market $95,000 Active 361 DOM
2. 2026-06-15
   days on market $95,000 Active 360 DOM
3. 2026-06-14
   days on market $95,000 Active 358 DOM
4. 2026-06-12
   days on market $95,000 Active 357 DOM
5. 2026-06-09
   days on market $95,000 Active 354 DOM
6. 2026-06-08
   days on market $95,000 Active 353 DOM
7. 2026-06-07
   days on market $95,000 Active 352 DOM
8. 2026-06-05
   days on market $95,000 Active 350 DOM
9. 2026-06-04
   days on market $95,000 Active 348 DOM
10. 2026-06-02
    days on market $95,000 Active 347 DOM
11. 2026-06-01
    days on market $95,000 Active 346 DOM
12. 2026-05-31
    days on market $95,000 Active 345 DOM
13. 2026-05-31
    days on market $95,000 Active 344 DOM
14. 2025-06-26
    soldstatus Closed 353-char remark

    Show marketing remark (353 chars)

    A wonderful opportunity to own three consecutive fractional ski weeks at the base of JHMR. Two ski passes are included with these weeks and you are able to enjoy the amenities at Teton Pines while in residence. Along with the winter enjoyment, a fall floating week is included. Watch the leaves change and animals close by in Grand Teton National Park.

15. 2025-06-16
    listed $95,000 Active
16. 2025-04-08
    status Pending 353-char remark

    Show marketing remark (353 chars)

    A wonderful opportunity to own three consecutive fractional ski weeks at the base of JHMR. Two ski passes are included with these weeks and you are able to enjoy the amenities at Teton Pines while in residence. Along with the winter enjoyment, a fall floating week is included. Watch the leaves change and animals close by in Grand Teton National Park.

17. 2025-04-08
    listed $150,000 Active 353-char remark

    Show marketing remark (353 chars)

    A wonderful opportunity to own three consecutive fractional ski weeks at the base of JHMR. Two ski passes are included with these weeks and you are able to enjoy the amenities at Teton Pines while in residence. Along with the winter enjoyment, a fall floating week is included. Watch the leaves change and animals close by in Grand Teton National Park.

ⓘ 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 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,950
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − HOA: −$7,848
• − Depreciation: −$2,764
• Taxable loss: −$5,275
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $-2,650/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: Teton County School District #1
• NCES district ID: 5605830
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $72,180
• Composite: 49.42/100
• National rank: #2009
• State rank: #14 of 41 in WY

Livability — Teton Village

• Score: 61/100
• State rank: #114
• US rank: #17992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Teton Village, WY
• City population: 999
• Population (ZIP): 999

Population outlook (Teton County) Hauer SSP2

• Today (2025): 28,568 people
• By 2030: 31,172 · +9.1%
• By 2040: 36,190 · +26.7%
• By 2050: 41,386 · +44.9%
• By 2075: 53,808 · +88.4%
• By 2100: 64,731 · +126.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 5%
• Common ancestry: Slovak 10% Serbian 5% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 0%

Political lean MEDSL · Teton

• 2024 margin: Solid D (+35.3) · D 66.9% · R 31.6% · Other 1.5%
• 2008→2024 swing: +11.7pp toward D · 2008: 23.6pp · 2024: 35.3pp
• All cycles: 2024: D+35.3 2020: D+37.5 2016: D+27.9 2012: D+11.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.47%
• Current HPI: 254.0687
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-36.7% since first listed

4 events — show timeline

• 2025-06-26 Sold (MLS) — TBOR
• 2025-06-16 Listed $95,000 TBOR
• 2025-04-08 Pending — TBOR
• 2025-04-08 Listed $150,000 TBOR