3340 W Cody Ln #211

Teton Village, WY 83025

$95,000D

2 bd · 2.0 ba · 1,400 sqft · Built 2001 · SingleFamily · Active · 361 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,246/mo
• Mortgage (P&I): −$498
• Tax + insurance: −$158
• HOA: −$654
• Vac / Maint / Mgmt: −$262
• Net cashflow: $-326/mo
• Annual: $-3,916/yr
• Cap rate: 2.17%
• Cash-on-cash: -14.72%
• DSCR: 0.35
• 1% rule: 1.31%
• Cash to close: $26,600

Investor read

• This is a 2-bed/2.0-bath single-family listed at $95k.
• 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).
• It's been on market 361 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $48k (49.7% below list) — sets the bar for cash-flow.
• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• 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).
• Watch-outs: HOA is 52% of rent.
• Market conditions: 53 active listings in the ZIP; 116 units permitted in Teton County in 2024 (10 in 5+ unit buildings).
• Teton County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.