816 9th St E · Gillette, WY 82716

$42,000

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 74 Days on market

Built 1976

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable and Spacious Mobile Home with Updates Throughout! This charming 2-bedroom, 1.5-bathroom mobile home offers comfortable living at an affordable price! Step inside to find a large living area with brand new carpet and plenty of natural light, perfect for relaxing or entertaining. The kitchen is generously sized, offering lots of cabinet space and room for dining. Fresh LVT flooring is being installed, giving the home a clean, modern feel. An extra addition provides flexible space that can be used as a second living area, office, or even an additional bedroom--the choice is yours! Enjoy the ease of low-maintenance living with room to make it your own. Please be pre qualified before scheduling showings due to the age of home, and being mobile home only.

Key facts

• Large living area
• Extra addition
• Fresh lvt flooring

Tags

• LARGE LIVING AREA
• GENEROUSLY SIZED KITCHEN
• LOTS OF CABINET SPACE
• FRESH LVT FLOORING
• EXTRA ADDITION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $39k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#1 in WY, #820 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Campbell County School District #1 (town): math 45% / reading 47% proficiency, ranked #30 of 41 in WY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Meadowlark Elementary (math 47% / reading 42%, grade F, #103 of 151 statewide, top 73%, 212 students, 63% FRL); Twin Spruce Junior High School (math 40% / reading 47%, grade D, #45 of 55 statewide, top 81%, 664 students, 47% FRL); Campbell County High School (math 36% / reading 41%, grade F, #55 of 75 statewide, top 73%, 1,187 students, 39% FRL) — zoned schools average 50% FRL vs 24% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 82 active listings in the ZIP; 32 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $290 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Campbell County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($39k) 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: property tax is 4.2% of price.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 3.28% ✓
• Cap rate: 26.41%
• Cash-on-cash: 71.84%
• DSCR: 4.20
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 71.6%
• Equity multiple: 4.24×
• Total profit: $38,116
• Equity at exit: $6,262

10-year hold

• IRR: 75.5%
• Equity multiple: 8.76×
• Total profit: $91,252
• Equity at exit: $3,631

Cash invested: $11,760 (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 82716

• Active inventory: 82
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $704

Break-even live

Break-even rent $487

Max offer price $42,000

Occupancy floor 44%

Sensitivity live

Price	-10% $728	-5% $716	+0% $704	+5% $692	+10% $680
Rent	-10% $595	-5% $650	+0% $704	+5% $758	+10% $813
Rate	-1.0pp $725	-0.5pp $715	base $704	+0.5pp $693	+1.0pp $682

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $42,000 Active 74 DOM
2. 2026-06-21
   days on market $42,000 Active 73 DOM
3. 2026-06-19
   days on market $42,000 Active 71 DOM
4. 2026-06-18
   days on market $42,000 Active 70 DOM
5. 2026-06-17
   days on market $42,000 Active 69 DOM
6. 2026-06-16
   days on market $42,000 Active 68 DOM
7. 2026-06-15
   days on market $42,000 Active 67 DOM
8. 2026-06-14
   days on market $42,000 Active 65 DOM
9. 2026-06-12
   days on market $42,000 Active 64 DOM
10. 2026-06-09
    days on market $42,000 Active 61 DOM
11. 2026-06-08
    days on market $42,000 Active 60 DOM
12. 2026-06-07
    days on market $42,000 Active 59 DOM
13. 2026-06-05
    days on market $42,000 Active 56 DOM
14. 2026-06-02
    days on market $42,000 Active 54 DOM
15. 2026-06-01
    days on market $42,000 Active 53 DOM
16. 2026-05-31
    days on market $42,000 Active 52 DOM
17. 2026-05-30
    days on market $42,000 Active 51 DOM
18. 2026-04-09
    listed $42,000 Active 770-char remark

    Show marketing remark (770 chars)

    Affordable and Spacious Mobile Home with Updates Throughout! This charming 2-bedroom, 1.5-bathroom mobile home offers comfortable living at an affordable price! Step inside to find a large living area with brand new carpet and plenty of natural light, perfect for relaxing or entertaining. The kitchen is generously sized, offering lots of cabinet space and room for dining. Fresh LVT flooring is being installed, giving the home a clean, modern feel. An extra addition provides flexible space that can be used as a second living area, office, or even an additional bedroom--the choice is yours! Enjoy the ease of low-maintenance living with room to make it your own. Please be pre qualified before scheduling showings due to the age of home, and being mobile home only.

19. 2025-10-23
    listed $37,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WY · Resets to sale price

• Current annual tax: $1,760 · $147/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,534
• − Mortgage interest: −$2,353
• − Property taxes: −$1,760
• − Insurance: −$210
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$1,222
• Taxable income: $8,344
• Est. tax owed @ 24.0%: −$2,003
• After-tax cash flow: $6,446/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: Campbell County School District #1
• NCES district ID: 5601470
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $77,045
• Composite: 42.05/100
• National rank: #3328
• State rank: #30 of 41 in WY

Livability — Gillette

• Score: 84/100
• State rank: #1
• US rank: #820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gillette, WY
• County: Campbell County · 43,436 people
• City population: 43,436
• Metro: Gillette, WY
• Population (ZIP): 16,817
• Household income: $73,155
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 380.0

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,742 people
• By 2030: 60,329 · +6.3%
• By 2040: 67,211 · +18.5%
• By 2050: 73,621 · +29.7%
• By 2075: 89,568 · +57.9%
• By 2100: 99,210 · +74.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.8% · Other 1.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -61.4pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+76.9 2016: R+80.6 2012: R+73.2 2008: R+61.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.40%
• Current HPI: 139.5275
• Rent YoY: —
• Metro: Gillette, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+13.5% since first listed

2 events — show timeline

• 2026-04-09 Listed $42,000 NEWRA
• 2025-10-23 Listed $37,000 NEWRA

Property tax history

+9.0%/yr

Latest (2025): $1,760 · -5.3% YoY. Source: county tax records.