A-26 Cottonwood St · Lyman, WY 82937

$25,000

3 bd · 1.0 ba · 924 sqft · Manufactured · 92 Days on market

Built 1975 Fair condition 4,356 sqft lot $510/mo HOA · 45% of rent ↓ 29% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Updated windows
• Insulated underneath
• New entry door

Tags

• GAS STOVE
• PEX WATER LINES
• COLEMAN FURNACE
• INSULATED UNDERNEATH
• UPDATED WINDOWS
• NEW ENTRY DOOR

Property features AI

Finance

• Other: Lot size approximately 0.1 acre; Annual tax shown (amount excluded per instructions)
• HOA & community: Homeowners association with a $510 monthly fee

Exterior

• Parking: No garage
• Utilities: Public water; Natural gas available
• Home design: Mobile home (manufactured, detached); Residential property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Deck; Chain link fencing; Shed(s)

Interior

• Kitchen: Range; Oven; Refrigerator; Dishwasher not listed
• Flooring: Carpet; Vinyl
• Heating & cooling: Forced air heating; Has heating
• Interior features: Washer and dryer included; Refrigerator; Range/oven; Carpet and vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 2.1% in Lyman — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#4 in WY, #1,119 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Uinta County School District #6 (rural): math 48% / reading 50% proficiency, ranked #25 of 41 in WY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 55 active listings in the ZIP; 50 units permitted in Uinta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Uinta County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 4.51% ✓
• Cap rate: 16.28%
• Cash-on-cash: 35.66%
• DSCR: 2.59
• GRM: 1.8

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: 32.1%
• Equity multiple: 2.36×
• Total profit: $9,529
• Equity at exit: $3,728

10-year hold

• IRR: 39.5%
• Equity multiple: 4.81×
• Total profit: $26,700
• Equity at exit: $2,162

Cash invested: $7,000 (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 82937

• Home prices YoY: -26.8%
• Active inventory: 55
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$510
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $208

Break-even live

Break-even rent $864

Max offer price $25,000

Occupancy floor 77%

Sensitivity live

Price	-10% $225	-5% $217	+0% $208	+5% $199	+10% $191
Rent	-10% $119	-5% $163	+0% $208	+5% $253	+10% $297
Rate	-1.0pp $221	-0.5pp $214	base $208	+0.5pp $202	+1.0pp $195

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $510 · $6,120/yr

Listing history 20 events

1. 2026-06-21
   days on market $25,000 Active 92 DOM
2. 2026-06-18
   days on market $25,000 Active 90 DOM
3. 2026-06-17
   days on market $25,000 Active 89 DOM
4. 2026-06-16
   days on market $25,000 Active 88 DOM
5. 2026-06-15
   days on market $25,000 Active 87 DOM
6. 2026-06-15
   days on market $25,000 Active 86 DOM
7. 2026-06-13
   days on market $25,000 Active 85 DOM
8. 2026-06-12
   days on market $25,000 Active 84 DOM
9. 2026-06-09
   days on market $25,000 Active 81 DOM
10. 2026-06-08
    days on market $25,000 Active 80 DOM
11. 2026-06-08
    days on market $25,000 Active 79 DOM
12. 2026-06-05
    days on market $25,000 Active 77 DOM
13. 2026-06-04
    days on market $25,000 Active 76 DOM
14. 2026-06-03
    days on market $25,000 Active 75 DOM
15. 2026-06-02
    days on market $25,000 Active 74 DOM
16. 2026-06-01
    days on market $25,000 Active 73 DOM
17. 2026-05-31
    days on market $25,000 Active 72 DOM
18. 2026-04-29
    price $25,000
19. 2026-04-07
    price $30,000
20. 2026-03-19
    listed $35,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥85°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,531
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − HOA: −$6,120
• − Depreciation: −$727
• Taxable income: $2,618
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $1,868/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with potential for significant value increase through cosmetic updates.

Repairs flagged

• Minor fence — slightly worn
• Minor shed — slightly worn

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet with hardwood — improves comfort and value
• Both repair and paint exterior fence — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
fence · slightly worn	Minor	$500–3,000
shed · slightly worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood — improves comfort and value ↑
• Both repair and paint exterior fence — 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: Uinta County School District #6
• NCES district ID: 5604260
• Math proficiency: 48% ▼ -1.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $66,060
• Composite: 43.49/100
• National rank: #2997
• State rank: #25 of 41 in WY

Livability — Lyman

• Score: 82/100
• State rank: #4
• US rank: #1119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyman, WY
• Population (ZIP): 3,236

Population outlook (Uinta County) Hauer SSP2

• Today (2025): 19,871 people
• By 2030: 19,106 · -3.8%
• By 2040: 17,394 · -12.5%
• By 2050: 15,715 · -20.9%
• By 2075: 12,193 · -38.6%
• By 2100: 9,429 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 8% Portuguese 7% Serbian 6%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Uinta

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.1% · Other 1.6%
• 2008→2024 swing: -22.6pp toward R · 2008: -41.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+62.8 2016: R+61.5 2012: R+59.0 2008: R+41.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.90%
• Current HPI: 207.2569
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.6% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $25,000 WMLS
• 2026-04-07 Price Changed $30,000 WMLS
• 2026-03-19 Listed $35,000 WMLS