265 Westhills Loop · Gillette, WY 82718

$183,100

3 bd · 3.0 ba · 1,324 sqft · Townhouse public records · 52 Days on market

Built 1982 2,112 sqft lot ↓ 19% since listing

---

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).

• Cash flow +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1982
• Listed 51 days

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Home design: Townhouse (residential); 2 stories
• Construction: Single family residence (raw property subtype)
• Exterior features: Back yard fencing

Interior

• Kitchen: Refrigerator
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Has heating
• Interior features: Fireplace; Water softener
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $183k.

Deal economics

• At list price, monthly cash flow is $41 ($492/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (20.4% below list).
• Recommended offer: $146k (20.4% below list) — sets the bar for 1% rule.

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: Prairie Wind Elementary (math 57% / reading 51%, grade C, #75 of 151 statewide, top 50%, 367 students, 34% FRL); Sage Valley Junior High School (math 51% / reading 57%, grade B-, #29 of 55 statewide, top 54%, 666 students, 30% FRL); Campbell County High School (math 36% / reading 41%, grade F, #55 of 75 statewide, top 73%, 1,187 students, 39% FRL).
• Market conditions: 158 active listings in the ZIP; solid renter incomes; 32 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($104k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($178k) 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

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

Recommended offer $145,674 (20.4% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.5

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-27,131
• Equity at exit: $27,301

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-20,560
• Equity at exit: $15,831

Cash invested: $51,268 (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 82718

• Active inventory: 158
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$960
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $41

Break-even live

Break-even rent $1,405

Max offer price $183,100

Occupancy floor 92%

Sensitivity live

Price	-10% $145	-5% $93	+0% $41	+5% $-11	+10% $-63
Rent	-10% $-74	-5% $-17	+0% $41	+5% $99	+10% $156
Rate	-1.0pp $133	-0.5pp $88	base $41	+0.5pp $-6	+1.0pp $-55

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: $45,775
• Closing costs: $5,493
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $183,100 Active 52 DOM
2. 2026-06-17
   days on market $183,100 Active 51 DOM
3. 2026-06-16
   days on market $183,100 Active 50 DOM
4. 2026-06-15
   days on market $183,100 Active 49 DOM
5. 2026-06-14
   days on market $183,100 Active 47 DOM
6. 2026-06-12
   days on market $183,100 Active 46 DOM
7. 2026-06-09
   days on market $183,100 Active 43 DOM
8. 2026-06-08
   days on market $183,100 Active 42 DOM
9. 2026-06-07
   days on market $183,100 Active 41 DOM
10. 2026-06-05
    days on market $183,100 Active 38 DOM
11. 2026-06-02
    days on market $183,100 Active 36 DOM
12. 2026-06-01
    days on market $183,100 Active 35 DOM
13. 2026-05-31
    days on market $183,100 Active 34 DOM
14. 2026-05-30
    days on market $183,100 Active 33 DOM
15. 2026-04-27
    listed $183,100 Active 314-char remark
16. 2026-02-26
    listed $225,000 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: $880 · $73/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$237/yr (+$20/mo · 27.0%)

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

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 7 d/yr ≥92°F today · 15 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: $17,481
• − Mortgage interest: −$10,256
• − Property taxes: −$880
• − Insurance: −$916
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$5,327
• Taxable loss: −$2,694
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,139/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): 26,619
• Household income: $104,458
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 418.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 5% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -154.92%
• Current HPI: 138.6828
• Rent YoY: —
• Metro: Gillette, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-18.6% since first listed

2 events — show timeline

• 2026-04-27 Listed $183,100 NEWRA
• 2026-02-26 Listed $225,000 NEWRA

Property tax history

+1.5%/yr

Latest (2025): $880 · -16.9% YoY. Source: county tax records.