7250 Us-89 #24 · Hoback, WY 83001

$249,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 24 Days on market

Built 2005 Poor condition $2500/mo HOA · 48% of rent

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Why this score? — see what drove the C- 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 +11.3/30.0
• 1% rule +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

2005 Nasua Mobile Home in Evans Trailer Court. Land is leased for $500/month. Three bedrooms, 2 bathrooms and laundry room. Large front porch with views down the Snake River. Storage shed for toys & tools included.

Key facts

• Storage shed
• Flower beds
• Sprinkler system

Tags

• SNAKE RIVER VIEWS
• OVERSIZED COVERED FRONT PORCH
• FLOWER BEDS
• SPRINKLER SYSTEM
• STORAGE SHED

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $30,000

Exterior

• Utilities: Private water source; Private sewer
• Home design: Single-family residence; Residential property; Located in a mobile home park
• Construction: Cedar and other construction materials
• Exterior features: Deck; Porch; Waterfront lot and frontage; Storage structure on property; Has a view

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.3% below list).
• Meets the 1% rule at list price ($5k rent vs $249k).
• Recommended offer: $236k (5.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 59/100 on livability (#126 in WY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute F, cost of living 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: 226 active listings in the ZIP; high-income renter base; 116 units permitted in Teton County in 2024 (10 in 5+ unit buildings).
• At $5,228/mo this rent would consume 50% of the median local household income ($125k/yr) (locally 266% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $18k appreciation (7.3% local appreciation)).
• Teton County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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 48% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,888 (5.3% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.26×
• Total profit: $87,656
• Equity at exit: $177,723

10-year hold

• IRR: 17.0%
• Equity multiple: 4.76×
• Total profit: $261,982
• Equity at exit: $342,386

Cash invested: $69,720 (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 83001

• Home prices YoY: 2.2%
• Active inventory: 226
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $5,228 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$2,500
• Vacancy / Maint / Mgmt: −$1,098
• Net cashflow: $-91

Break-even live

Break-even rent $5,343

Max offer price $235,888

Occupancy floor 97%

Sensitivity live

Price	-10% $81	-5% $-5	+0% $-91	+5% $-177	+10% $-263
Rent	-10% $-504	-5% $-297	+0% $-91	+5% $116	+10% $322
Rate	-1.0pp $35	-0.5pp $-27	base $-91	+0.5pp $-155	+1.0pp $-221

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2,500 · $30,000/yr

Listing history 27 events

1. 2026-06-21
   days on market $249,000 Active 24 DOM
2. 2026-06-19
   days on market $249,000 Active 22 DOM
3. 2026-06-18
   days on market $249,000 Active 21 DOM
4. 2026-06-17
   days on market $249,000 Active 20 DOM
5. 2026-06-16
   days on market $249,000 Active 19 DOM
6. 2026-06-15
   days on market $249,000 Active 18 DOM
7. 2026-06-14
   days on market $249,000 Active 16 DOM
8. 2026-06-12
   days on market $249,000 Active 15 DOM
9. 2026-06-09
   days on market $249,000 Active 12 DOM
10. 2026-06-08
    days on market $249,000 Active 11 DOM
11. 2026-06-07
    days on market $249,000 Active 10 DOM
12. 2026-06-05
    days on market $249,000 Active 8 DOM
13. 2026-06-04
    days on market $249,000 Active 6 DOM
14. 2026-06-02
    days on market $249,000 Active 5 DOM
15. 2026-06-01
    days on market $249,000 Active 4 DOM
16. 2026-05-31
    days on market $249,000 Active 3 DOM
17. 2026-05-31
    days on market $249,000 Active 2 DOM
18. 2026-05-29
    listed $249,000 Active
19. 2025-10-19
    price $265,000
20. 2025-09-17
    price $295,000
21. 2025-08-24
    price $315,000
22. 2025-08-09
    price $350,000
23. 2025-07-15
    price $375,000
24. 2025-05-07
    price $399,000
25. 2025-04-28
    listed $425,000 Active
26. 2019-10-09
    soldstatus 220-char remark

    Show marketing remark (220 chars)

    2005 Nasua Mobile Home in Evans Trailer Court. Land is leased for $500/month. Three bedrooms, 2 bathrooms and laundry room. Large front porch with views down the Snake River. Storage shed for toys & tools included.

27. 2019-08-04
    listed $190,000 220-char remark

    Show marketing remark (220 chars)

    2005 Nasua Mobile Home in Evans Trailer Court. Land is leased for $500/month. Three bedrooms, 2 bathrooms and laundry room. Large front porch with views down the Snake River. Storage shed for toys & tools included.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥86°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,737
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$5,019
• − Management: −$5,019
• − HOA: −$30,000
• − Depreciation: −$7,244
• Taxable loss: −$3,473
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $-254/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates across all systems and areas, significantly impacting its value. Immediate attention to exterior siding, interior painting, HVAC, and landscaping is crucial to improve its condition and marketability.

Repairs flagged

• Major exterior siding — Significant wear and tear visible.
• Major interior walls/paint — Peeling and discoloration evident.
• Major roof — No photos of the roof, but given the overall condition, it's likely in poor shape.
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals, but given the overall condition, it's likely in poor shape.
• Major landscaping — Overgrown and unkempt, detracting from curb appeal.
• Major interior flooring — No photos of the flooring, but given the overall condition, it's likely in poor shape.
• Major kitchen and bathrooms — No photos of the kitchen and bathrooms, but given the overall condition, they are likely in poor shape.
• Major windows — No photos of the windows, but given the overall condition, they are likely in poor shape.

Value-add opportunities

• Both exterior siding and painting — Improves curb appeal and enhances the home's value.
• Both HVAC and mechanicals — Ensures the home is energy-efficient and comfortable.
• Both interior painting and flooring — Enhances the home's interior and makes it more attractive to potential buyers/renters.
• Both landscaping and curb appeal — Improves the home's curb appeal and enhances its overall appearance.
• Both kitchen and bathroom updates — Brings the kitchen and bathrooms up to modern standards and enhances the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear visible.	Major	$15,000–50,000
interior walls/paint · Peeling and discoloration evident.	Major	$15,000–50,000
roof · No photos of the roof, but given the overall condition, it's likely in poor shape.	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals, but given the overall condition, it's likely in poor shape.	Major	$15,000–50,000
landscaping · Overgrown and unkempt, detracting from curb appeal.	Major	$15,000–50,000
interior flooring · No photos of the flooring, but given the overall condition, it's likely in poor shape.	Major	$15,000–50,000
kitchen and bathrooms · No photos of the kitchen and bathrooms, but given the overall condition, they are likely in poor shape.	Major	$15,000–50,000
windows · No photos of the windows, but given the overall condition, they are likely in poor shape.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both exterior siding and painting — Improves curb appeal and enhances the home's value. ↑
• Both HVAC and mechanicals — Ensures the home is energy-efficient and comfortable. ↑
• Both interior painting and flooring — Enhances the home's interior and makes it more attractive to potential buyers/renters. ↑
• Both landscaping and curb appeal — Improves the home's curb appeal and enhances its overall appearance. ↑
• Both kitchen and bathroom updates — Brings the kitchen and bathrooms up to modern standards and enhances the home's 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: 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 — Hoback

• Score: 59/100
• State rank: #126
• US rank: #20154

Category grades

Amenities F Commute F Cost of living F 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: Hoback, WY
• County: Teton County · 17,445 people
• Metro: Jackson, WY-ID
• Population (ZIP): 17,445
• Household income: $124,717
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 266.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 6% Lithuanian 4% Romanian 3%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 19% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▲ 7.32%
• Current HPI: 339.2784
• Rent YoY: —
• Metro: Jackson, WY-ID
• State GDP YoY: —
• F500 in state: 0

Price history

+31.1% since first listed

10 events — show timeline

• 2026-05-29 Listed $249,000 TBOR
• 2025-10-19 Price Changed $265,000 TBOR
• 2025-09-17 Price Changed $295,000 TBOR
• 2025-08-24 Price Changed $315,000 TBOR
• 2025-08-09 Price Changed $350,000 TBOR
• 2025-07-15 Price Changed $375,000 TBOR
• 2025-05-07 Price Changed $399,000 TBOR
• 2025-04-28 Listed $425,000 TBOR
• 2019-10-09 Sold (MLS) — TBOR
• 2019-08-04 Listed $190,000 TBOR