2760 S Robertson #88 Rd · Casper, WY 82604

$80,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 25 Days on market

Built 2021

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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 +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll want to check this property out! Clean and move-in ready, this 1,140 sq. ft. 2022 Champion model has it all. This home offers an amazing primary suite with a walk-in closet and large en-suite bathroom, plus an open-concept living area and kitchen with a modern design throughout. Home can be moved in October with notice to Bayshore Homes/Green Valley Village office. Lot rent is $735/month. Call/text Rogue Agents with eXp Realty @ 307-243-4551 for your private tour today!

Key facts

• Primary suite
• Primary-area laundry
• Storage shed

Tags

• PRIMARY SUITE
• PRIMARY-AREA LAUNDRY
• STORAGE SHED

Property features AI

Finance

• Other: Annual tax listed

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home (single-wide / manufactured detached)
• Construction: Vinyl siding
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Flooring: Carpet; Vinyl
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 3.0% in Casper — 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 78/100 on livability (#8 in WY, #2,629 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, health & safety F.
• Natrona County School District #1 (urban): math 44% / reading 52% proficiency, ranked #32 of 41 in WY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 203 active listings in the ZIP; solid renter incomes; 310 units permitted in Natrona County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Natrona County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 11y 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

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

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.03% ✓
• Cap rate: 17.24%
• Cash-on-cash: 39.11%
• DSCR: 2.74
• GRM: 4.1

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: 35.4%
• Equity multiple: 2.50×
• Total profit: $33,564
• Equity at exit: $11,928

10-year hold

• IRR: 42.1%
• Equity multiple: 4.98×
• Total profit: $89,206
• Equity at exit: $6,917

Cash invested: $22,400 (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 82604

• Active inventory: 203
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $730

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 50%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $80,000 Active 25 DOM
2. 2026-06-18
   days on market $80,000 Active 24 DOM
3. 2026-06-17
   days on market $80,000 Active 23 DOM
4. 2026-06-17
   days on market $80,000 Active 22 DOM
5. 2026-06-15
   days on market $80,000 Active 21 DOM
6. 2026-06-14
   days on market $80,000 Active 19 DOM
7. 2026-06-13
   days on market $80,000 Active 18 DOM
8. 2026-06-10
   days on market $80,000 Active 16 DOM
9. 2026-06-09
   days on market $80,000 Active 15 DOM
10. 2026-06-08
    days on market $80,000 Active 14 DOM
11. 2026-06-07
    days on market $80,000 Active 13 DOM
12. 2026-06-05
    days on market $80,000 Active 10 DOM
13. 2026-06-03
    days on market $80,000 Active 9 DOM
14. 2026-06-02
    days on market $80,000 Active 8 DOM
15. 2026-06-01
    days on market $80,000 Active 7 DOM
16. 2026-05-31
    days on market $80,000 Active 6 DOM
17. 2026-05-30
    days on market $80,000 Active 5 DOM
18. 2026-05-13
    listed $57,000 Active 481-char remark

    Show marketing remark (481 chars)

    You'll want to check this property out! Clean and move-in ready, this 1,140 sq. ft. 2022 Champion model has it all. This home offers an amazing primary suite with a walk-in closet and large en-suite bathroom, plus an open-concept living area and kitchen with a modern design throughout. Home can be moved in October with notice to Bayshore Homes/Green Valley Village office. Lot rent is $735/month. Call/text Rogue Agents with eXp Realty @ 307-243-4551 for your private tour today!

19. 2026-05-12
    listed $95,000 Active 456-char remark
20. 2026-02-09
    soldstatus Closed

    Show marketing remark (603 chars)

    Clean, 2002 Four Seasons 28 x 48 (1,344 sq ft. ) double-wide manufactured home has ample space. It features three bedrooms and two baths (one is a primary suite). Open concept, new carpet, central air, all appliances, including washer & dryer, remain, plus a storage shed. Great buy at $49,000. Located west of Casper off of Robertson Road in the Green Valley Village Community. Potential buyers must apply and be approved through Bayshore Homes/Green Valley Village Community. Contact Angela Kay Haigler with Stratton Real Estate at 307-258-2951 with any questions or to schedule a personal tour.

21. 2026-01-14
    status Pending

    Show marketing remark (603 chars)

    Clean, 2002 Four Seasons 28 x 48 (1,344 sq ft. ) double-wide manufactured home has ample space. It features three bedrooms and two baths (one is a primary suite). Open concept, new carpet, central air, all appliances, including washer & dryer, remain, plus a storage shed. Great buy at $49,000. Located west of Casper off of Robertson Road in the Green Valley Village Community. Potential buyers must apply and be approved through Bayshore Homes/Green Valley Village Community. Contact Angela Kay Haigler with Stratton Real Estate at 307-258-2951 with any questions or to schedule a personal tour.

22. 2025-12-22
    listed $49,000 Active

    Show marketing remark (603 chars)

    Clean, 2002 Four Seasons 28 x 48 (1,344 sq ft. ) double-wide manufactured home has ample space. It features three bedrooms and two baths (one is a primary suite). Open concept, new carpet, central air, all appliances, including washer & dryer, remain, plus a storage shed. Great buy at $49,000. Located west of Casper off of Robertson Road in the Green Valley Village Community. Potential buyers must apply and be approved through Bayshore Homes/Green Valley Village Community. Contact Angela Kay Haigler with Stratton Real Estate at 307-258-2951 with any questions or to schedule a personal tour.

23. 2025-12-03
    price $59,900
24. 2025-10-23
    listed $62,000 Active
25. 2025-10-17
    soldstatus Closed
26. 2025-08-29
    status Pending
27. 2025-07-31
    listed $55,000 Active
28. 2025-04-16
    soldstatus Closed
29. 2025-03-28
    status Pending
30. 2025-03-25
    price $65,000
31. 2025-03-17
    status Pending
32. 2025-03-05
    listed $59,900 Active
33. 2025-02-18
    price $67,000
34. 2025-01-14
    listed $70,000 Active
35. 2024-07-18
    soldstatus Closed
36. 2024-07-01
    status Pending
37. 2024-06-04
    listed $70,000 Active
38. 2024-02-28
    price $45,000
39. 2024-01-19
    price $59,900
40. 2023-12-14
    listed $64,900 Active
41. 2023-10-06
    soldstatus
42. 2023-09-01
    listed $70,000
43. 2021-10-25
    soldstatus
44. 2021-09-02
    listed $39,900
45. 2019-08-26
    soldstatus
46. 2019-06-13
    listed $43,500
47. 2018-04-24
    soldstatus
48. 2018-03-27
    soldstatus
49. 2018-03-13
    listed $20,000
50. 2018-03-09
    soldstatus

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,489
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$2,327
• Taxable income: $7,962
• Est. tax owed @ 24.0%: −$1,911
• After-tax cash flow: $6,851/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: Natrona County School District #1
• NCES district ID: 5604510
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $55,217
• Composite: 41.6/100
• National rank: #3437
• State rank: #32 of 41 in WY

Livability — Casper

• Score: 78/100
• State rank: #8
• US rank: #2629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casper, WY
• County: Natrona County · 72,922 people
• City population: 72,922
• Metro: Casper, WY
• Population (ZIP): 27,487
• Household income: $79,118
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 396.0

Population outlook (Natrona County) Hauer SSP2

• Today (2025): 98,530 people
• By 2030: 107,084 · +8.7%
• By 2040: 124,838 · +26.7%
• By 2050: 143,617 · +45.8%
• By 2075: 192,378 · +95.2%
• By 2100: 228,435 · +131.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada, China, Guatemala
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Natrona

• 2024 margin: Solid R (+48.6) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -34.4pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+47.6 2016: R+52.2 2012: R+41.1 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.49%
• Current HPI: 180.7072
• Rent YoY: —
• Metro: Casper, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+196.3% since first listed

47 events — show timeline

• 2026-06-04 Sold (MLS) — WMLS
• 2026-05-27 Pending — WMLS
• 2026-05-25 Listed $80,000 WMLS
• 2026-05-13 Listed $57,000 WMLS
• 2026-02-09 Sold (MLS) — WMLS
• 2026-01-14 Pending — WMLS
• 2025-12-22 Listed $49,000 WMLS
• 2025-12-03 Price Changed $59,900 WMLS
• 2025-10-23 Listed $62,000 WMLS
• 2025-10-17 Sold (MLS) — WMLS
• 2025-08-29 Pending — WMLS
• 2025-07-31 Listed $55,000 WMLS
• 2025-04-16 Sold (MLS) — WMLS
• 2025-03-28 Pending — WMLS
• 2025-03-25 Price Changed $65,000 WMLS
• 2025-03-17 Pending — WMLS
• 2025-03-05 Listed $59,900 WMLS
• 2025-02-18 Price Changed $67,000 WMLS
• 2025-01-14 Listed $70,000 WMLS
• 2024-07-18 Sold (MLS) — WMLS
• 2024-07-01 Pending — WMLS
• 2024-06-04 Listed $70,000 WMLS
• 2024-02-28 Price Changed $45,000 WMLS
• 2024-01-19 Price Changed $59,900 WMLS
• 2023-12-14 Listed $64,900 WMLS
• 2023-10-06 Sold (MLS) — WMLS
• 2023-09-01 Listed $70,000 WMLS
• 2021-10-25 Sold (MLS) — WMLS
• 2021-09-02 Listed $39,900 WMLS
• 2019-08-26 Sold (MLS) — WMLS
• 2019-06-13 Listed $43,500 WMLS
• 2018-04-24 Sold (MLS) — WMLS
• 2018-03-27 Sold (MLS) — WMLS
• 2018-03-13 Listed $20,000 WMLS
• 2018-03-09 Sold (MLS) — WMLS
• 2018-02-09 Listed $29,900 WMLS
• 2017-11-15 Sold (MLS) — WMLS
• 2017-09-21 Listed $21,000 WMLS
• 2017-06-29 Listed $19,000 WMLS
• 2017-04-05 Sold (MLS) — WMLS
• 2017-03-10 Listed $35,000 WMLS
• 2017-01-27 Sold (MLS) — WMLS
• 2016-12-28 Listed $19,900 WMLS
• 2016-10-31 Listed $19,000 WMLS
• 2016-06-20 Listed $33,000 WMLS
• 2015-07-22 Listed $33,000 WMLS
• 2015-06-30 Listed $27,000 WMLS