7250 Us-89 #24

Hoback, WY 83001

$249,000C-

3 bd · 2.0 ba · 1,568 sqft · Built 2005 · Manufactured · Active · 24 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $5,228/mo
• Mortgage (P&I): −$1,306
• Tax + insurance: −$415
• HOA: −$2,500
• Vac / Maint / Mgmt: −$1,098
• Net cashflow: $-91/mo
• Annual: $-1,087/yr
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• 1% rule: 2.10%
• Cash to close: $69,720

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $249k. Condition is rated poor.
• 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).
• It's been on market 24 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $236k (5.3% below list) — sets the bar for cash-flow.
• In year one you build about $20k of equity ($2k loan paydown + $18k appreciation (7.3% local appreciation)).
• 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).
• Watch-outs: HOA is 48% of rent.
• 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).
• Teton County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.
• 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.

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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.