4543 US Hwy 26/85 Hwy · Torrington, WY 82240

$40,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured · 42 Days on market

Built 1986 Fair condition Est $59k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-Maintained 2 Bedroom Mobile Home with Updates This 2 bedroom, 1 bath mobile home is located on a rented lot, this home has been very well cared for and offers great updates throughout. Inside, you’ll appreciate the brand-new kitchen cabinets and countertops, water softener, and reverse osmosis system. Comfort is key with central air, and furnace is only 3 years old, while underground sprinklers keep the yard looking its best. Outside siding was painted last year. Don’t miss this chance to own a move-in ready home at an affordable price!

Key facts

• Tool shed
• Built 1986
• Listed 42 days

Tags

• TOOL SHED
• PARTIALLY ENCLOSED PATIO

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home; Mobile/Mfd Detached
• Exterior features: Covered patio/porch; Chain link fencing; Composition roof

Interior

• Kitchen: Refrigerator; Microwave; Range; Oven; Dishwasher not listed
• Flooring: Carpet; Laminate
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dryer; Refrigerator; Microwave; Range; Oven; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 3.7% in Torrington — 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 67/100 on livability (#66 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, crime D+.
• Goshen County School District #1 (town): math 45% / reading 57% proficiency, ranked #28 of 41 in WY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 93 active listings in the ZIP; 3 units permitted in Goshen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Goshen County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($39k) 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.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.35% ✓
• Cap rate: 20.31%
• Cash-on-cash: 50.04%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $58,512
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4543 Hwy 26/85 # 16	0.03mi	3/2.0 (+1)	1,216 (+10%)	13mo	$65,000	$53	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 47.8%
• Equity multiple: 3.08×
• Total profit: $23,281
• Equity at exit: $5,964

10-year hold

• IRR: 53.4%
• Equity multiple: 6.24×
• Total profit: $58,636
• Equity at exit: $3,458

Cash invested: $11,200 (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 82240

• Active inventory: 93
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $467

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 45%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   status $40,000 Pending 42 DOM
2. 2026-06-10
   days on market $40,000 Active 42 DOM
3. 2026-06-09
   days on market $40,000 Active 41 DOM
4. 2026-06-08
   days on market $40,000 Active 40 DOM
5. 2026-06-07
   days on market $40,000 Active 39 DOM
6. 2026-06-03
   days on market $40,000 Active 35 DOM
7. 2026-06-02
   days on market $40,000 Active 34 DOM
8. 2026-06-01
   days on market $40,000 Active 33 DOM
9. 2026-05-31
   days on market $40,000 Active 32 DOM
10. 2026-05-30
    days on market $40,000 Active 31 DOM
11. 2026-04-29
    listed $40,000 Active
12. 2025-11-26
    soldstatus Closed 560-char remark

    Show marketing remark (560 chars)

    Well-Maintained 2 Bedroom Mobile Home with Updates This 2 bedroom, 1 bath mobile home is located on a rented lot, this home has been very well cared for and offers great updates throughout. Inside, you’ll appreciate the brand-new kitchen cabinets and countertops, water softener, and reverse osmosis system. Comfort is key with central air, and furnace is only 3 years old, while underground sprinklers keep the yard looking its best. Outside siding was painted last year. Don’t miss this chance to own a move-in ready home at an affordable price!

13. 2025-11-24
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Well-Maintained 2 Bedroom Mobile Home with Updates This 2 bedroom, 1 bath mobile home is located on a rented lot, this home has been very well cared for and offers great updates throughout. Inside, you’ll appreciate the brand-new kitchen cabinets and countertops, water softener, and reverse osmosis system. Comfort is key with central air, and furnace is only 3 years old, while underground sprinklers keep the yard looking its best. Outside siding was painted last year. Don’t miss this chance to own a move-in ready home at an affordable price!

14. 2025-09-24
    listed $38,000 Active 560-char remark

    Show marketing remark (560 chars)

    Well-Maintained 2 Bedroom Mobile Home with Updates This 2 bedroom, 1 bath mobile home is located on a rented lot, this home has been very well cared for and offers great updates throughout. Inside, you’ll appreciate the brand-new kitchen cabinets and countertops, water softener, and reverse osmosis system. Comfort is key with central air, and furnace is only 3 years old, while underground sprinklers keep the yard looking its best. Outside siding was painted last year. Don’t miss this chance to own a move-in ready home at an affordable price!

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $11,294
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$1,164
• Taxable income: $5,283
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $4,337/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 2-bedroom mobile home requires moderate repairs and maintenance, particularly to the exterior siding and HVAC system, to improve its condition and value.

Repairs flagged

• Major exterior siding — weathered and in need of repainting
• Major HVAC system — only 3 years old, but may need maintenance or replacement

Value-add opportunities

• Resale paint exterior siding — enhances curb appeal and home value
• Both replace HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · weathered and in need of repainting	Major	$15,000–50,000
HVAC system · only 3 years old, but may need maintenance or replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint exterior siding — enhances curb appeal and home value ↑
• Both replace HVAC system — improves comfort and energy efficiency ↑

ⓘ 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: Goshen County School District #1
• NCES district ID: 5602990
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $44,003
• Composite: 43.0/100
• National rank: #3106
• State rank: #28 of 41 in WY

Livability — Torrington

• Score: 67/100
• State rank: #66
• US rank: #11066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Goshen County · 9,667 people
• City population: 9,667
• Metro: nan
• Population (ZIP): 9,667
• Household income: $60,766
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 253.0

Population outlook (Goshen County) Hauer SSP2

• Today (2025): 14,178 people
• By 2030: 14,461 · +2.0%
• By 2040: 15,052 · +6.2%
• By 2050: 15,857 · +11.8%
• By 2075: 18,921 · +33.5%
• By 2100: 21,342 · +50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Goshen

• 2024 margin: Solid R (+60.9) · D 18.9% · R 79.8% · Other 1.4%
• 2008→2024 swing: -25.2pp toward R · 2008: -35.7pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+58.9 2016: R+61.2 2012: R+47.2 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.75%
• Current HPI: 176.949
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+5.3% since first listed

4 events — show timeline

• 2026-04-29 Listed $40,000 WMLS
• 2025-11-26 Sold (MLS) — WMLS
• 2025-11-24 Pending — WMLS
• 2025-09-24 Listed $38,000 WMLS